What we Do
Comprehensive, Full-Service Airbnb Management
Westbrook Hospitality LLC is a full service Airbnb (or short term rental, technically) management company. We are one of the only of our kind and fully specialize in this unique and lucrative market. Managing an Airbnb is incredibly hands on, so many investors shy away from this great opportunity.
We are here to stand in the gap, to handle all of the day to day operations of running your Airbnb so you can sit back and collect passive income, via a direct deposit on the first of each month.
Below, you’ll find a comprehensive guide to our process, what you can expect while working with us, information on why you should consider managing a short term rental, and FAQs
Feel free to click the following headers to skip ahead:
We pride ourselves on a smooth process for onboarding new clients and helping them to launch an Airbnb, or simply explore their options. Here are the steps we go through with all new and potential clients.
Step 1: Revenue Estimate
Usually our clients already have a property in mind, or already own it, when they contact us for our services. At this point, we get the address, relevant photos, and ask several questions about the property in order for us to determine what we think it can generate per month. I use data through various sites as well as my own experience and intuition in setting out what I think the average daily rate should be and an expected occupancy rate. I use these two numbers to calculate your revenue, and provide you with that number, less my commission. At this point, you can easily see if you believe that this is worth the time, effort, and investment it takes to get started. If you don’t have a property in mind, no worries! I am happy to start with you from the ground up! I can work with you or your realtor to provide suggestions for best properties and provide revenue estimates for the shortlist in order to help you decide what to buy. I’m happy to meet you wherever you are in the process, and find that our most successful owners get us involved as soon as they possibly can.
Step 2: Furnishing Estimate
If the revenue estimate is to the owner’s liking, we then proceed to the furnishing estimate. My partner, Emily, and I will make an appointment to come see your home with tape measures and clipboard in hand. In a matter of hours, or sometimes less, we will devise a layout and floor-plan for the space and determine what needs to be purchased. If you have any existing furniture, we usually look at it during this appointment and try to work as much of it as possible into our plan. After we leave, I type up a formal estimate, explaining each item that will go into the house line by line. I also add in the photography charge, and our furnishing fee, which is $500 or 15% of the furnishing estimate, whichever is greater. The result is the exact number you will need to spend in order to get your Airbnb off the ground. There are a number of factors that effect the estimate, such as number of bedrooms, common spaces, and outdoor spaces, but a general rule of thumb is that your furnishing estimate is equal to about 3 months worth of revenue.
Step 3: Signing and Payment
After we present the furnishing estimate, we will also show you our contract. Our contract is simple— we ask for a three month commitment from you to let us prove our methods and get your property going. After that, you can cancel the contract at any time with 2 weeks notice, or through the last reservation, whichever is longest. We then require full payment up front for the furnishing estimate. As soon as this is received, we get to work on turning your home into an Airbnb.
Step 4: Furnishing and Listing
We can usually have an Airbnb launched within a week-and-a-half to 2 weeks of receiving your furnishing payment. This timeline has been somewhat effected by corona shipping delays, but we always keep you informed of a launch day. Once I receive all of the estimated shipping dates, I schedule photography, and we work to make sure the home is ready to go before that day. Once our photographers have shot the property, it takes several days for them to edit the photos. Once I receive them, I get the property listed right away.
Step 5: Going Live!
Your property is now live on Airbnb and bookings usually begin to pour in within the first few days. We will give you an option to opt in for text notifications for when you receive a booking and give you a link to a master calendar, so you can see when it is booked. The first 3 guests get 20% as an incentive for staying with a new property, and those tend to go pretty quickly. Our area books more last minute than super far out, so don’t get too nervous if the calendar is looking barren for the upcoming weeks. It usually fills up nicely.
Step 6: Getting Paid
On the fifth of each month you will receive a report detailing your reservations, average nightly rate, occupancy rate, etc as well as your payment amount. The payment amount is as follows: 80% of the net payout (after Airbnb takes their fees) - the cleaning fee, which goes directly to E + E Cleaning Services, LLC. This amount, less any expenses you incurred throughout the month (eg snacks, toilet paper, etc), will be deposited into your account on the first. You will also receive receipts of items that we have purchased on your behalf, except those that are in our usual inventory, which we have set rates for and buy in bulk.
Step 7: Repeat!
Enjoy this process month after month as your home continues to get more bookings and becomes a favorite among our guests :) And hey— maybe get another one? Who knows :) No matter what your goals, we are here to support you.