1. Reality check: what “management” replaces (and what it doesn’t)

Most owners don’t stop hosting because guests are difficult, they stop because the day-to-day work never ends. Before you compare providers, be clear on what you want off your plate:

• Guest messaging and issue handling (including late nights and weekends)
• Pricing, minimum stays, and calendar management
• Cleaning coordination and quality checks
• Linen, consumables, and minor maintenance
• Reviews, refunds, disputes, and damage claims
• Owner reporting, payouts tracking, and performance decisions

A good manager takes responsibility for execution, but you still own the outcome, the property, and the compliance. Your job becomes choosing a manager with the right systems, not chasing every booking.

You don’t need perfect numbers, you need a realistic range to decide.

2. What the best Airbnb management companies in Melbourne actually do

The easiest way to compare providers is to ask them to walk you through their operating model. Look for a clear process, not a list of buzzwords.

2.1 Listing setup and channel management

Ask who owns the listing (you or them), which platforms they list on, and how they protect access if you ever switch provider. Confirm what’s included: photography, copy, pricing rules, and guest screening.

If you’re still building your hosting fundamentals, it’s worth skimming our Airbnb host tips before you sign anything, so you know what “good” looks like.

2.2 Pricing and revenue management

A serious manager should explain how they set rates (market data, seasonality, events, day-of-week), how often they review pricing, and what they do when demand drops.

If you want practical levers you can recognise in their strategy, see our guide on ways to grow your Airbnb revenue.

2.3 Cleaning, linen, and quality control

Cleaning is where most short-stay operations win or lose. Ask:

• Who supplies linen and towels, and how often they are replaced
• How check-in and check-out cleans are quality-checked
• What happens when a guest complains about cleanliness
• Whether deep cleans are scheduled, and how often

If you’re deciding whether to charge a cleaning fee, start with Airbnb guidance on adding a cleaning fee so you understand how guests see it at checkout.

2.4 Maintenance and emergency response

Ask what counts as “approved minor maintenance”, what requires owner approval, and what their response time looks like for lockouts, hot water failures, or appliance issues. Get clarity on who pays trades, and how invoices are handled.

2.5 Owner reporting and transparency

Ask what you get each month: occupancy, ADR, revenue, expenses, and notes on what changed and why. If reporting is vague, decision-making becomes guesswork.

If you’re comparing managers, anchor it to what your property can actually earn.

3. Fees, add-ons, and how to compare quotes fairly

Two managers can both quote “15%” and end up costing very different amounts once add-ons are included. Compare apples to apples:

3.1 Common fee models you’ll see

• % of booking revenue (sometimes excluding cleaning, sometimes including it)
• Fixed monthly fee (often with add-ons)
• Setup/onboarding fee (photography, inventory, initial deep clean)
• Linen fees, restocking fees, weekend callout fees

To avoid mixing up platform costs with management fees, start by understanding how much Airbnb charges hosts, then compare what each manager adds on top.

3.2 Cleaning fees, guest perception, and “backlash”

If you charge a separate cleaning fee, keep it aligned with real cleaning cost and guest expectations. Guests now compare total price more than ever, so a high cleaning fee can hurt conversion even if your nightly rate is lower.

A practical sense-check is Airbnb’s own guidance on cleaning, including everything you need to know about cleaning fees, because it reflects how guests see fees in search and at checkout.

3.3 Contract terms that matter more than the headline %

Before you sign, check:

• Minimum term and exit notice period
• What happens to future bookings if you terminate
• Who controls the listing photos and reviews
• Damage, claims, and who manages disputes
• Owner use rules (blocked dates, notice required)

For management at scale, “fair” usually means clear rules and predictable outcomes, not the cheapest headline number.

Fee quotes only make sense once you know your likely revenue band.

4. Melbourne-specific checks owners forget

Even with strong operations, Melbourne has a few practical issues to sanity-check early:

• Building rules and Owners Corporation constraints
• Noise sensitivity and neighbour complaints
• Parking, keys, and access (especially apartments)
• Any local rules that change how often you can host

If you want a clean overview of the compliance side, see Melbourne short-stay rules and confirm what applies to your exact address and building.

5. Shortlist checklist: questions to ask every provider

Use this as a quick filter before you waste time on long calls:

1. Who owns the listing and account access?
2. What’s included in setup, and what costs extra?
3. How do you price, and how often do you review rates?
4. Who cleans, and how is quality checked every turnover?
5. What’s your response time for urgent issues?
6. How do you handle damage claims and disputes?
7. What reporting do I get, and how often?
8. What are the exit terms, and what happens to bookings?
9. Can I speak to a current owner client with a similar property type?
10. What would you change first in the first 30 days to lift performance?

If a provider can’t answer these clearly, you’re not buying “management”, you’re buying uncertainty.

6. A sensible next step before you decide

Before you commit to management, sanity-check the upside. The fastest way is to use an Airbnb income estimate calculator to model your property’s likely range, then decide whether professional management makes sense based on your time, risk tolerance, and target return.

FAQ

Is Airbnb management worth it in Melbourne?

It can be, if you value time and consistency, or if you want professional pricing, cleaning QA, and guest response coverage. The trade-off is margin, you’re paying for execution and systems.

Do managers handle tax and accounting?

Most do not. They can provide statements and records, but you remain responsible for declaring income and claiming deductions. Start with ATO guidance on income and deductions for renting out your home, then speak to an accountant for your situation.

Can I still use my property sometimes?

Usually yes, but policies vary. Check how blocked dates work, how much notice is required, and whether there are restrictions during peak periods.

Will this compete with my long-term rental option?

Sometimes. If you’re choosing between long-term and short-stay, compare net income after costs, vacancy risk, and time commitment, not just gross nightly rates.