Owners usually pick a property manager on the commission and how the first call went. Few ask the question that decides what they keep if it doesn’t work out: whose Airbnb account will my listing live in?
Where your listing lives
If your manager hosts from their own Airbnb account, your home goes onto that account. The photos are of your house and the guests sleep in your beds, but the listing, and every review on it, lives in their account.
Airbnb generally doesn’t move a listing from one account to another. So if you leave, you usually start a new listing under your own account, at 0 reviews.
Reviews are what a new guest reads before they book. A listing with a long record of good stays and a listing with none are different products, even when the house is identical.
Why it gets harder every month
Every month you stay with a manager who holds your listing, it collects more reviews, and every one of them is something you’d lose by leaving.
So the longer you stay, the harder it is to go, whether you’re happy or not. The cost doesn’t depend on how well the manager is doing. It climbs either way.
Illustration, not Divergent data.
What we do instead
We co-host from inside your account. Your listing is in your account from day 1. Payouts go from Airbnb straight to you. Every review your home earns while we run it stays on your listing, in your account.
You also don’t have to take our word for how it’s going. You have 2 logins, and both are yours. The first is your own Airbnb account, where every booking, every guest message and every payout shows up live, because the listing is yours. The second is your owner portal, which holds your monthly owner statements and the transaction history behind them.
What leaving costs with us
If you decide to leave, give us 90 days’ written notice. Your listing, its reviews and your payouts stay right where they’ve always been. There’s no listing to rebuild and no review history to start over.
Two terms matter most if you leave:
- Stays that check in after we’re done carry a fee of 10% of the payout, not our full commission. That covers stays booked by your notice date, or by the end date if you run your own cleaning. We did the work to book them.
- For 12 months after you leave, the cleaners and contractors we introduced work with you only through us. Anyone you found yourself stays yours.
Your agreement spells out every fee.
4 questions to ask any manager
Before you sign with anyone, us included, ask these and get the answers in writing.
Ask before you sign
- Whose Airbnb account will my listing be in?
- Where do my payouts go?
- What can I see on my own, without asking you?
- What happens, and what does it cost, if I leave?
If the answer to the first one is “ours,” take the time to understand the fourth before you sign.
Our commission is 12–22% of the booking payout. Bigger, busier homes sit higher in the range, and you get your exact number on a 30-minute call, before you sign anything. There’s also a $60 per listing per month technology fee. When we manage your cleaning, there’s a $350 monthly minimum: you pay the greater of your commission or $350, never both. Run your own cleaning and there’s no minimum. See what it costs. On the call, we’ll look at your home and say so if we’re not a fit.
