1. Core services always included

These are the services that any full-service Airbnb management company should provide as part of their standard management fee.

1.1 Listing creation and management

Your manager writes the listing title and description, selects and orders photos, sets amenities, and keeps the listing updated. They optimise the copy for Airbnb's search algorithm and adjust it seasonally or when the property changes.

1.2 Guest communication

All guest messaging is handled by the management company: pre-booking enquiries, booking confirmations, check-in instructions, mid-stay questions, issue resolution, and post-stay reviews. This runs 24/7. Fast response times (under one hour) directly affect your Airbnb search ranking.

1.3 Check-in and check-out

Your manager coordinates guest access: key safes, smart locks, in-person handover, or building concierge. They send check-in instructions, handle late arrivals, and manage the check-out process including final inspections.

1.4 Pricing

Most full-service companies use dynamic pricing, adjusting your nightly rate daily based on demand, seasonality, local events, day of week, and competitor rates. This is one of the biggest value-adds of management. Static pricing leaves money on the table during peaks and overprices during quiet periods.

1.5 Cleaning coordination

Professional cleaning between every guest is scheduled and quality-checked by the management company. They manage the cleaning team, handle restocking of essentials (toiletries, kitchen basics), and ensure the property is guest-ready for every check-in.

1.6 Calendar management

Your manager controls availability, minimum stays, preparation time between bookings, and advance booking windows. If you list on multiple platforms, they sync calendars to prevent double bookings.

1.7 Basic maintenance response

Minor issues during a guest's stay (a blown fuse, a jammed lock, a leaking tap) are handled by the management company. They coordinate with local tradespeople and resolve problems without involving you.

2. Services that vary by company

These are services that some companies include in the management fee and others charge separately for. Always ask which category each falls into before signing.

2.1 Professional photography

Some companies include a professional photoshoot as part of onboarding. Others charge GBP 150-300 separately. Either way, professional photos are essential: listings with professional photography get up to 40% more bookings.

2.2 Linen and supplies

Hotel-quality linen, towels, and toiletries may be included in the cleaning charge, charged as a separate monthly fee, or passed through at cost. Ask how this works before comparing headline management percentages.

2.3 Deep cleaning

Standard turnover cleans happen between every guest. Periodic deep cleans (carpets, upholstery, oven, windows) are usually charged separately, typically every 3-6 months depending on occupancy.

2.4 Owner reporting and dashboard

Most companies provide some form of earnings reporting. The range goes from monthly PDF statements (minimum acceptable) to real-time owner dashboards showing live bookings, calendar, earnings, and performance metrics. A live dashboard is significantly better for staying informed without bothering your manager.

2.5 Multi-platform distribution

Full-service companies should list your property on Airbnb, Booking.com, and Vrbo at minimum. Some also maintain direct booking websites. Not all companies do this. Some only list on Airbnb. Ask explicitly which platforms are included.

2.6 Dynamic pricing tools

Some companies use proprietary pricing algorithms, others use third-party tools (PriceLabs, Beyond Pricing), and some set prices manually. Automated daily pricing adjustments consistently outperform manual approaches. Ask what tool they use and how often prices are updated.

For a full breakdown of how fees work, see our guide to Airbnb management fees.

3. What is usually NOT included

These are costs and responsibilities that remain with the property owner regardless of your management company.

3.1 Major repairs and capital expenditure

A broken boiler, a new mattress, repainting, or a kitchen appliance replacement are the owner's cost. Your manager may coordinate the work, sometimes with a small coordination fee (10-15%), but the cost of the work itself is yours.

3.2 Furniture and fit-out

Furnishing the property to a guest-ready standard is the owner's responsibility. Your manager may advise on what is needed, but the purchase cost is yours.

3.3 Licensing and permits

Where required (Dubai DTCM permit, Scottish STL licence, London planning permission), the application and fees are the owner's responsibility. Your manager should advise on requirements and may help with the process, but the legal obligation sits with you.

3.4 Insurance

Specialist short-let insurance is required and is the owner's cost. Your manager may recommend providers but does not arrange or pay for your insurance.

3.5 Mortgage and council tax

Mortgage payments, council tax (or business rates), and building service charges remain the owner's responsibility. Management fees do not cover these fixed ownership costs.

For the full cost picture including everything above, see our guide to the costs of running a holiday let.

4. Full-service vs light-touch management

Not every management company offers the same depth of service. Here is how the two main models compare.

Full-service management (15-25% fee)

• Handles everything: listing, pricing, guests, cleaning, maintenance, compliance advice.
• You are completely hands-off. Check your dashboard occasionally.
• Best for: remote owners, multiple properties, time-poor owners, high-demand markets.

Light-touch / co-hosting (8-15% fee)

• Typically covers guest communication and booking management only.
• You handle cleaning, key handover, pricing, and maintenance yourself.
• Best for: owners who live near the property, enjoy hosting, and want to stay involved.

The right model depends on how much of the operational work you want to do yourself and how much your time is worth. For a deeper look at whether the fee pays for itself, see our guide to whether management is worth it.

5. Questions to ask before signing

Use these to vet any management company before committing.

1. What exactly is included in the management fee? Get a written list. Do not assume anything is included unless it is stated.

2. What is charged separately? Cleaning, photography, linen, deep cleans, maintenance coordination. Get the per-unit cost for each.

3. Which platforms do you list on? Airbnb only is not enough. Multi-platform distribution (Airbnb + Booking.com + Vrbo) is the standard for maximising occupancy.

4. How do you handle pricing? Ask whether they use dynamic pricing, how often rates are adjusted, and whether you can set minimum and maximum rates.

5. What reporting do I get? Ask for a demo of the owner dashboard or an example monthly statement. Real-time dashboards are better than monthly PDFs.

6. What are the contract terms? Notice period, minimum term, exit fees, and who owns the listing and reviews if you leave.

For a side-by-side comparison of two major providers, see our guide to Houst vs Pass the Keys. For London-specific options, see our guide to the best Airbnb management companies in London.

6. FAQ

Does Airbnb management include cleaning?

Yes, cleaning coordination is a core service. Your manager schedules professional cleaning between every guest and handles quality checks. However, the cleaning cost per turnover (GBP 50-150) is usually charged separately from the management fee, not bundled into it.

Who handles guest problems at 2am?

A full-service management company handles all guest issues 24/7, including overnight. This includes lockouts, noise complaints, maintenance emergencies, and any other issues that arise during a stay. You should not be contacted unless a decision only you can make is required.

Do managers handle multiple platforms?

Full-service companies should. Listing on Airbnb, Booking.com, and Vrbo is standard. Some also use direct booking websites. Not all companies do multi-platform distribution, so ask explicitly. Single-platform listing means you are missing 30-40% of potential bookings.

What is not covered by Airbnb management?

Major repairs, furniture replacement, insurance, licensing/permits, mortgage payments, and council tax are the owner's responsibility. The management fee covers operational services (listing, guests, cleaning, pricing), not property ownership costs.

How do I know what my manager is doing?

Through the owner dashboard or regular reporting. A good management company provides real-time visibility into bookings, earnings, calendar, and performance metrics. If a company only offers monthly email summaries with no live access, consider whether that level of transparency meets your expectations.

This guide is general information. Services and inclusions vary by management company. Confirm exactly what is included before signing any agreement.