FULL MANAGEMENT
You own it. We run it. We’re paid out of what it earns.
The whole operation moves to us: listings, pricing, guests, cleaning, turnarounds, maintenance. You keep the asset, the upside and the visibility. We take the work.
This works best for a particular kind of owner
It’s a good fit if
- You want the property earning what it’s actually capable of, not a fixed figure
- You can handle a strong month and a quiet month averaging out over a year
- You’d rather have visibility than involvement: see everything, do none of it
- The property is in decent condition, or you’re willing to spend a little to get it there
It’s probably not a fit if
- You need the same number landing every month to cover a mortgage with no margin
- You want to approve individual bookings or set your own nightly rates
- The property needs significant work before it can be let to guests
Where the money goes, plainly
Guests pay. Platform commission comes off. We’re paid a share of the revenue the property generates, the same pot you’re paid from, in the same month. Our fee moves with what the property earns: a quiet month costs us as much as it costs you. There’s no flat monthly charge landing whether the property performed or not.
Running costs come out of the property’s revenue, not out of your pocket. Cleaning, linen and consumables are handled and paid from what the property earns, so you’re never invoiced for a turnaround and never asked to top anything up.
Setting the property up is separate. Photography, staging, decoration, anything the property needs to present properly on day one. That’s a one-off at the start, priced against what your property actually needs. We don’t run properties on phone photos and half-furnished rooms, because the setup is the single biggest lever on what it earns for the next three years.
You’ll get the exact split, and the setup costs, at the assessment. Both depend on the property, and quoting either before we’ve seen it would be guessing.
The actual work, week by week
Before launch
Photography, listing build across every platform worth being on, pricing strategy, furnishing and inventory gaps flagged, compliance checked and anything missing pointed out before you’re exposed.
Every day
Rates reviewed against demand, local events and what comparable properties are charging. Enquiries answered. Guests vetted before they’re accepted. Check-in handled.
Every turnaround
Cleaning scheduled around the booking calendar, linen swapped, consumables restocked, the property inspected. Damage found by us, at changeover, not by the next guest, and not by you.
Ongoing
Maintenance handled: small things fixed before they reach you, larger things flagged with a quote and your decision. Reviews managed. Direct bookings and repeat guests built so not every night pays platform commission.
Photographs after every single clean.
Our cleaners photograph the property at the end of every turnaround and the shots go on your record. Not a sample. Every one.
It’s how we know a turnaround was done properly rather than being told it was, and it’s how you know your property looks the way it did when you handed it over. If something’s damaged you’ll see it from us before you’d ever hear it from a guest review.
Our own cleaning team, not a subcontractor rota. That’s why we can do this at all.
What you keep
- The asset, and the upside. Strong months are yours. We don’t cap what the property earns.
- Live visibility. Calendar, bookings and income, any time you want to look.
- Your own dates. Block them and the property’s yours.
- The decisions that matter. Day-to-day maintenance we just handle. Anything major gets quoted and approved with you before a penny’s spent.
Some months are better than others
Serviced accommodation doesn’t earn evenly. A good August doesn’t look like a quiet February, and anyone telling you otherwise is selling you something. What we manage is the shape of the year, pricing to fill the soft weeks, building direct and repeat bookings so you’re less exposed to platform seasonality, and being straight with you about what the quiet months look like before you sign, not after.
If that variation is a problem rather than an inconvenience, take a look at fixed rent instead. You’ll earn less over a year, but you’ll know the number.
A property on full management, over twelve months
Gross booking revenue before platform commission and our fee. Past performance for a specific property; yours will differ.
How long am I tied in for?
We’ll agree that on the property. Terms depend on what the property needs upfront and which route you take. We’d rather set it against your situation than quote you a number off a template.
What if I want to sell, or move back in?
Tell us and we’ll wind it down cleanly around the existing bookings. We won’t hold you to a property you need back.
Who deals with the guest at 2am?
We do. You won’t know it happened unless it affects your property, and then you’ll hear it from us first.
Looking to take on properties rather than let one you already own? We source deals for investors separately, and operate them on these same management terms.
You’ll get a profit and loss, not an estimate. What we think the property earns across a full year, what it costs to run properly, and the figure that actually reaches you. Not a gross number with the costs left out.
Send us the address. We’ll tell you what it can do on full management.
A realistic earnings range based on properties we already run nearby, what your property needs before launch, and our honest view on whether full management or fixed rent suits you better.