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Holidays

The 7 Questions To Ask When Engaging A Holiday Rental Management Company

So, you’re thinking about engaging a management company for your holiday rental.  Maybe you just purchased an investment property, or you’re exploring ways to make some extra income from your holiday home.  It could be your first time dealing with holiday rentals, or perhaps you haven’t had success with a property management company before.

A question you might be wondering is — why shouldn’t I just do this myself?

While there are many owners who handle management themselves, it can be incredibly time-consuming.  To do it properly, you will need to be prepared to promote your property, field guest enquiries, organise professional photos, write and continually update a high-converting listing, understand algorithms, answer questions about the property, vet potential guests, follow up booking leads to convert more sales, optimise the property for search, continually review the pricing to maximise profit, set minimum night stays, juggle on-the-ground services like cleaning and maintenance, and then follow up for reviews.

Do we still have you? 😊

Engaging the right management company for your property can take the stress, endless tasks and marketing responsibilities off your plate – and give you the time back.  But before you proceed, make sure to ask these seven questions to know you’re getting everything you need.

1. How is holiday rental performance in the area?

You’re looking for a company who has a good feel for the local market.  A great property manager will know the ins and outs of your location — season and event demands, competing rates, what is most popular in the area, and how local regulations and trends affect the market.

Ask questions and feel out their responses.  If they have strong answers to your questions, you’ve probably found a solid manager who spends a good amount of time thinking about how to help their clients succeed.  Be particularly wary if you know about regulations in the area that they don’t – every manager should be fully aware of the status of local short-term rental regulations.

Importantly, don’t base their experience on years in the business – there are quite a few long-time property managers out there who haven’t kept up with changes in the industry and don’t perform well as a result.

2. What are your fees and contract terms?

Many holiday rental management fees range from 20-25%, plus channel fees, which means in the end you could be losing anywhere between 30-40% of your rental income.

Before hiring a property manager, do the math to determine whether you can afford to pay their total fee and still meet your rental income goals.

Contracts are the biggest sticking point for owners who have wound up with a poor property manager.  If you figure out in the first two months that the manager isn’t doing their job well, but you’re locked in for a year-long contract, you’re going to be very unhappy for the remaining ten months of that year.  You’ll also want to know the payment terms and timing. Some companies can take months to pay and, if you’re caught in an unfavourable contract, it can be a long time until you receive your rental income.

If a company requires a contract, ask whether there are any flexible out-clauses based on performance or poor service where you are able to leave their management without a penalty.

Ultimately you should make sure any agreement helps you build a solid long-term relationship with your property manager and a holiday rental business which prioritises guest experience over short-term profit.

3. What services are included in your Management Fees?

You’re hiring a holiday rental management company for the high level of service they provide, so you will want to know exactly what is included in their fees.  Specifically ask whether the fee covers marketing, professional photography, specialist copywriting, continually updating the listing, observing market trends, cleaning, maintenance, pre-stay inspections, and in-person visits for any issues that might arise during a guest’s stay.

You should also ask about anything which is not included in their fee – for example, some property management companies will charge an additional fee if one of their employees has to visit the property outside of business hours.

Excellent guest support should definitely not cost more.

4. How do you market my property?

This is an important one – make sure you understand their potential marketing plan – including the professional photography and optimised copywriting of your listing, framing your rental for current trends and the market, and how your property is promoted through channels and social media.

Some holiday rental management companies prefer to market their clients’ properties only on their own website.  These days, that’s not enough.  No matter how popular a local manager’s site is, it is never going to get the same amount of traffic as major online listing sites like Airbnb, HomeAway or Booking.com.  If you’re not listed on as many major sites, holiday home portals, online booking agencies and meta-search aggregators as possible, you’ll be missing out on a lot of potential guests.

Listen for words like “appear high in the search results” or “search engine optimisation” – these are good indicators your manager has put effort into raising and maintaining the profiles of both their own website and that of your property online.

Your manager should also actively seek reviews and follow up with guests to see if they want to book again next year. Ask your manager what they do to ensure repeat business and 5-star reviews to entice new guests to come and stay at your property.

5. When and how are guests able to book my property?

Holiday rental managers aren’t awake around the clock (which is fine, because most guests aren’t either) but they should be available when people are likely to be making their travel plans – ie. before work, after work, and on weekends.

If your manager is only available to make bookings from 9-5 on weekdays, the odds are very high you’ll be missing out on bookings from people who work standard office jobs.  Believe it or not, the ideal response time for enquiries is 15 minutes, so the bar is already quite high when it comes to the level of service required to actively convert enquiries into bookings.  Many holiday rental management companies have a 24-hour rule of thumb for response times – if that’s the case, you can almost guarantee you’re going to be losing business to someone else who responds faster.

You should also ask how guess are able to book.  The majority of guests prefer to book online, instantly – not over the phone or where they have to wait for their booking to be accepted.  If your manager isn’t up to date with these preferences and the technology required to enable instant online bookings, again, you’ll miss out on business.

6. How can we be sure our holiday home will be looked after?

Be sure to ask your potential holiday rental manager how they handle issues like broken dishes or missing items after a guest’s stay.  You’re looking for a manager who organises a post-stay inspection after every guest departs.  They should take photos of any damages for your records, and ensure the property is brought back up to optimal condition before the next guest arrives.

Your property manager isn’t expected to pay for damages out of pocket – that cost will come from the guest’s deposit or a damage protection policy.  However, your manager should notice the damage, report it, and liaise with the guest about retaining their deposit to cover the damage if necessary.

7. Can I speak to some of your current clients?

Always ask to speak with a few existing clients prior to signing a contract.  Previous and current owners can share details about working with the property manager and exactly what to expect from your arrangement.  If a manager is reluctant to give you references or isn’t enthusiastic about current clients speaking about their experience, that’s a sign this company isn’t going to be a good fit for you.  You should be able to hear or read success stories from customers who can endorse the company’s reputation.

IT’S TIME TO RETHINK HOLIDAY RENTAL MANAGEMENT

The traditional models of holiday rental management are outdated.  As we’ve covered, doing it yourself is a lot of work.  And unfortunately, working with traditional property management companies can mean less control with fees that can be hard to justify.

But there’s a better way.  You don’t have to do it all yourself.  And you definitely do not have to sign with an underperforming or overpriced property manager who may have become complacent in terms of where the short-term rental market has moved.

Bookabreak.com.au is different.  After two decades in the real estate industry, we are reshaping holiday rental management by increasing performance through our unique pricing data metrics platform.  We provide the latest technology which evolves with consumer behaviour.  And we give homeowners tailored performance-focused marketing support.  Not only does our instant booking platform allow us to greatly outperform traditional property managers, our local network partners are vetted to the highest standard to handle everything from housekeeping and linen to maintenance.  We hire specialists to create search-topping property listings, promptly handle all enquiries, arrange on-the-ground services, execute bookings, issue pre-stay communications and follow up requests for online reviews.  Basically, our unique approach and five-star service ensures a relaxing holiday for both owners and guests!

We also offer an intelligent industry competitive fee structure which is unique to any of our competitors.  Click here to find out more about how we can help you.

Property Management

Holiday Rentals 101 – Housekeeping

In the business of holiday rentals, the number one cause of guest complaints is around cleanliness.  When guests pay hundreds or thousands of dollars to stay in your home, they expect it to be immaculate.  If it hasn’t been properly cleaned before their arrival, understandably they’re going to be upset, which can quickly turn into a huge issue.  Maybe they’ll request a full or partial refund – or worse, they could leave a negative review.

Fortunately, it’s an easy problem to avoid – you just need to understand how cleaning to holiday rental standards is different than what’s required of a typical domestic house clean.

What makes a holiday rental clean different?

Put simply, a holiday rental clean goes above and beyond.  Whoever is handling the housekeeping needs to be ready to provide a higher level of service, and complete tasks such as:

  • Changing the linen used by previous guests
  • Sanitising all surfaces after previous guests check out
  • Checking the next guest has sufficient quantities of any provided amenities
  • Keeping an eye out for damage
  • Checking for missing items and taking pictures of any damage
  • Testing various items in the house to be sure they work

In other words, your housekeeping service isn’t only about cleaning.  You’re going to need a home management service designed to ensure your property is maintained to the highest standard.

Are you thinking about doing it yourself?

Doing your own cleaning is a great way to cut down on costs and increase your rental income.  However, it only makes sense if you live locally and can afford to treat your holiday rental as a full-time job.  If doing it yourself seems like an attractive option, ask yourself an honest question: can I commit to deep-cleaning the entire property more than once a week?  In high season, you might have to deal with quick turnovers – for example, where one guest checks out at 10am and the next checks in at 2pm.  If you can’t guarantee you will be ready, willing and able to deliver a thorough clean in that window – without exception – you need to hire someone who can.

If you’re thinking about hiring a professional holiday rental cleaning service…

If you’ve decided you can’t handle the cleaning yourself (or perhaps you don’t live near your rental property), you will need a trusted holiday rental housekeeping service who will visit the property as needed.  A good housekeeper will keep an eye on the state of things and let you know if anything looks worse for wear.  For example, if a remote control is missing or an item has been damaged, you’ll be informed immediately and can take swift action.  Before engaging your professional holiday rental cleaning service, make sure you ask for references.

How much does holiday rental cleaning cost?

Generally speaking, given the extra work involved you should expect to pay more than you would for a typical house clean.  The good news is, it is standard practice to pass along cleaning fees (or part thereof) to the guest.  After all, they are using the property and benefiting from the service.  Regardless, it pays to be price conscious when you’re researching your cleaning service provider, as an exorbitantly high fee can turn potential guests away.  As a guide, a holiday rental clean on the southern Mornington Peninsula will generally be in the vicinity of $200 (for a property of around 4 bedrooms, which has been left in a reasonable state).  Changeover linen costs are an additional fee which is variable upon the number of guests.

Changeover Coordination

Even if you’re planning to outsource your cleaning, you will need to make sure you’re able to coordinate the logistics.  This means arranging for your housekeeper to arrive and complete the job after one guest exits, before the next one arrives.  Make sure you ask if they charge an extra fee to schedule their day around quick turnovers, as this is not uncommon.

Does it all sound too much?

At Bookabreak.com.au we have years of experience dealing with local suppliers.  We only work with the industry’s best on the ground service providers and we have a failproof system which ensures every clean is coordinated to manage even the shortest changeover time.  Our housekeepers go the extra mile to ensure your property is maintained to the highest standard and will promptly report any issues to be rectified.

To find out more about how Bookabreak.com.au can assist you, click here.

Laws, swimming pool

Regulations for swimming pool and spa barriers

The Victorian Government is in the final stages of its preparations to introduce Swimming Pool and Spa regulations.

The Government has drafted Regulations which propose to introduce mandatory registration requirements for private swimming pools and spas. Swimming pool and spa owners will be required to register their pool/spa with their local Council. The pool/spa will need to be inspected by a qualified building inspector, every 3 years, who will issue a certificate of compliance for the pool/spa and safety barrier.

The proposed new requirements for private swimming pools and spas has just been released for public consultation. Have your say on the Engage Victoria website, link below. The public consultation period will remain open until 5.00pm on Friday 6 September 2019.

Have your say

Holidays

Winter on the Mornington Peninsula

OK, so we are two thirds of the way through winter and everyone is no doubt feeling the temptation to stay at home out of the chilly weather.  But whilst the Mornington Peninsula certainly does shine as a summer getaway, don’t think for a moment that winter is out to disappoint!

An off-season break is more affordable and less congested than peak seasons – and there’s actually plenty to see and do in the region during the cooler months.

Here we present you with a list of just a few of our favourite things to do when the colours shift and the temperatures ease up.

1.    Cozy up in front of a fire

A number of our properties feature ambient fireplaces to keep our guests warm and comfortable year-round; check out Luxury in Blairgowrie and The Ultimate Entertainers Oasis.

If getting out and about for a bite to eat or wine tasting in front of a fire is more your thing, check out Sorrento Hotel, Morgan’s Beach Shack, Barmah Park, Crittenden Estate, Main Ridge Estate, T’Gallant, Rare Hare, or Panton Vineyard, just to name a few.

2.    Visit Peninsula Hot Springs

Let’s face it, a trip to the iconic Peninsula Hot Springs is always a good idea, but particularly in winter, slipping into therapeutic mineral waters is simply divine.  Naturally heated between 37-43 degrees, there are various bathing options, and the complex also features a day spa centre, several dining options, a reflexology walk, cave pool, Turkish steam bath, sauna and more.

3.    Visit Galleries

Rainy days are the perfect opportunity to grab your umbrella and head to one of the extraordinary museums and art galleries the peninsula holds.  The Manyung Gallery is the region’s largest space for contemporary art, and the Mornington Peninsula Regional Gallery showcases some of the most interesting art collections while offering events such as artist speakers and programs for youngsters.

4.    Local Markets

A great way to discover the Peninsula’s finest artisanal products, freshest local produce, artists, local makers and performers is to head to one of the Peninsula’s many celebrated community markets.  To find out more, click here.

5.    Shopping

Meander up and down the charming streets of Sorrento Village where both national and eclectic brands are represented including with the beautiful Country Road flagship store and Emia (which showcases an exciting collection of labels from around the world, drawing from the owners experience, including ten years at Dior).  Start with brunch at The Boss’ Daughter, lunch at I’talico at the foot of the hill and for afternoon tea, be sure taste the famous vanilla slice at Just Fine Food.

6.    Coastal Hikes & Bush Walks

While it might feel like the time to stay indoors on the couch by a warm fire, discovering the Mornington Peninsula on foot allows you to slow down and experience the things you miss when you drive – listen to the birds, encounter native wildlife, stop to take in the views, or find that secret beach.  There are over 100 great walking trails scattered throughout the region, but because we know sometimes you need some inside knowledge to get you started, here are 4 of our favourite walks which we hope will inspire you to put on your winter woollies and get moving!

Millionaire’s Walk: incredible clifftop vistas

You don’t have to be a millionaire to walk along the cliffs from Sorrento to the beach at Point King, but you will get a glimpse of the lifestyles of the rich and famous along the Millionaire’s Walk.  Take in the beautiful cliff top views over pretty, private jetties and spot the ferry on it’s way to or from Queenscliff.  Make sure your phone or camera is fully charged for some fantastic pics.  Check it out by clicking here.

The Mornington Peninsula 100km Walk: Not for the faint hearted!

Up for a challenge? The Mornington Peninsula 100km walk links four incredible trails and is best taken on over a number of visits.  As you pass from the Peninsula’s highest point at Arthurs Seat, to the southernmost point at Cape Schanck, and to the very tip at Point Nepean, you will encounter remote bushland, sensational coastlines, summit views and hopefully spot a kangaroo or two.  Download the fact sheet by clicking here.

Point Nepean Trails: Rich history with coastal views

Most visitors to Point Nepean will take the shuttle bus from the Quarantine Station to Fort Nepean, but if you choose to walk and experience the park in your own time you will not be disappointed.  Connect with history as you wander through the old cemetery, take a look at Cheviot Hill and the Harold Holt memorial, and explore the tunnels and WW11 fortifications. The tracks will take you through woodlands and grasslands, along a remote stretch of beach, and via the road to Fort Nepean where you can take in the panoramic views.  Check the trails by clicking here.

Red Hill Rail Trail: And old trail with a new life

The Red Hill Rail Trail winds along the site of an old railway line and connects Red Hill and Merricks.  Stroll alongside vineyards, admire the views over Western Port and stop to sit on the seats strategically placed midway along the trail.  At either end there are some great dining options so have your transport home planned, sit down and have a coffee or lunch and raise a glass to a great day.  Check out the rail trail by clicking here.

7.    Go on a Hinterland Adventure

Of course during summer arguably one the main attractions on the Mornington Peninsula would be its vast array of stunning beaches, but the hinterland offers year -round activities for everyone.

The Enchanted Adventure Garden features four hedge mazes, five giant tube slides, 20 themed gardens, an outdoor sculpture park and an indoor three-dimensional maze.  You can also go tree surfing; a high ropes adventure with zip lines, swinging rope bridges, suspended tunnels and a giant Tarzan swing set in the native trees of an ancient woodland garden. There are two courses to choose from: the Grand course for adults and teens and the Nippers course for young children.

Check out Arthur’s Seat Eagle where you can admire the Peninsula from its highest point, soaring in an enclosed weather-proof gondola.

Ashcombe Maze and Lavender Garden is Australia’s oldest and most famous hedge maze featuring a beautiful circular rose maze, and the year-round flowering Lavender Labyrinth.  Set amongst 25 acres of world acclaimed gardens, the hedges comprise more than 1000 cypress trees, standing more than three metres high and two metres thick, with thousands of metres of pathways to challenge, inspire and delight.

With all of this just an hour’s drive from Melbourne, why not plan a mid-winter break?
To view availability within our property portfolio click here.

Property Management

What makes bookabreak.com.au different?

“So how are you different to Airbnb or any other holiday rental company?”
We get this question a lot from people who haven’t worked with us yet, and it is easy to see why. We’re all in the short-term property rental industry.  You can find and book great properties on our website or on theirs.  And the fact that every bookabreak.com.au property lists on selected major portals just adds a little more to the confusion.

So – let’s clear things up and outline exactly how bookabreak.com.au is not Airbnb, HomeAway, Booking.com, any other online marketplace or holiday rental management company.

Airbnb, HomeAway & Booking.com: They’re marketplaces. We’re a Management Company.
Firstly, Airbnb, HomeAway, Booking.com and similar websites are online marketplaces where guests find properties and homeowners find guests.  Essentially, they act as a distribution channel for owners or property managers, attracting potential guests to their website but leaving the management of the properties and listings to the owners (or whoever is representing the property) themselves.

bookabreak.com.au is a holiday rental management company. That means we actively manage our properties on behalf of our owners, ensuring each property is always best positioned for maximum traffic and conversion.  Most importantly, we eliminate the stress of the traditional holiday rental process.

Here’s where it gets interesting.  bookabreak.com.au is also a customer of the online marketplaces.  But behind the scenes, our team is always working on the hardest parts of managing a holiday rental: marketing, booking, and customer service.

Our approach allows us to greatly outperform online marketplaces by being an aggregator, so we don’t actually compete with Airbnb, HomeAway, Booking.com and the rest.  We work with them–and everybody wins.

A Different Experience for Owners and Guests.
Since online marketplaces don’t handle property management, homeowners have traditionally been forced to hire an oftentimes underperforming local management company – or fend for themselves.  bookabreak.com.au is different.  We are not just a spin-off of the local real estate agency.  After two decades in the industry, we are reshaping short-term rental management by increasing performance through our unique pricing data metrics platform.  We provide the latest technology which evolves with consumer behaviour.  And we give homeowners tailored performance-focused marketing support.

Not only does our booking and pricing platform allow us to greatly outperform traditional property managers, our local network partners are vetted to the highest standard to handle everything from housekeeping and linen to maintenance.

But that’s not even the start.  We hire professionals to create search-topping property listings.  We promptly handle all enquiries, execute bookings, issue pre-stay communications and follow up requests for online reviews.  And we coordinate directly with our cleaners to ensure the property is ready in time for each arrival.  With our help, every guest enjoys a five-star booking experience.  Basically, our unique approach makes short-term rentals feel like a holiday for both owners and guests!

The bookabreak.com.au Difference
Once you work with bookabreak.com.au, you quickly discover the difference between our service and any of our competitors.  It all starts with the way we determine the appropriate marketing collateral – after all, every property is unique.  It continues with the way we market your property and promptly handle every query, seven days a week.  Then, we offer an intelligent industry competitive fee structure which is unique to any of our competitors.  Finally, it becomes clear in all the ways we make holiday rental easy for everyone.  Owners should be able to relax, trusting that their property is living up to its potential.  And guests should be able to relax and receive a five-star experience, every single time.  THAT is the bookabreak.com.au difference.

We can’t give away all our secrets here though!  Click here to contact us and find out more about how we can help you.