For owners with a manager already
Moving to a new manager shouldn't mean losing bookings, reviews or the staff who know your villa. Here is how we handle the handover, and exactly what we need from you.
Many owners come to us because the villa isn't performing: prices that don't move with demand, empty high-season weeks, or little visibility of what is happening. Changing manager is simpler than most people expect, if the handover is planned.
We do it the same way each time, so you know what to expect. If you are weighing it up, our post on the signs it's time to switch may help.
How it works
Tell us about your villa, your current arrangement and what isn't working. No obligation.
Look for the notice period (often 30 days), who holds the Airbnb listing and any restrictions. We're happy to read it with you.
We review your pricing, listing and photos, and set up your owner login on hostOPZ, so we're ready on day one.
Keys, bookings, guest contacts, staff and accounts are handed across, and your first monthly statement arrives at the end of the month.
What we need from you
Proof of ownership or your lease (and the years left), any building or rental permits you hold (we ask this for every villa), and a recent land and building tax receipt.
Your management agreement, or its key terms, your recent monthly statements and the notice period.
Your calendar for the next 12 months, existing bookings with guest contacts, and any long-term tenancies with their contracts.
Access to, or details of who holds, your Airbnb and Booking.com listings, and any website, domain or Instagram for the villa.
Names, roles, what each is paid and how long they have worked at the villa.
Bedrooms and bathrooms, what is air-conditioned, anything that needs fixing, where the keys are, and the electricity, water and wifi accounts.
Any photos, floor plans and house guides you already have. We can arrange a new shoot.
Your bank details for owner payments.
Send what you have for now and we'll sort the rest as we go. We only need a copy of your ID and signed documents when you're ready to go ahead.
Your staff
If you already have a housekeeper, gardener or pool person you are happy with, they can stay. We actually prefer it. They know your villa, your guests' habits and what needs doing, and that knowledge is worth keeping.
We work with them directly, keep their pay and conditions clear in your dashboard, and add our checklists, photo reports and maintenance tracking on top.
Your listing and reviews
A listing's reviews and ranking build up over years, so we try hard to keep them. Where possible, we take over the Airbnb listing so it keeps its history, and add you as co-host. That way you can always see the same calendar, messages and details that we see.
The listing is often held in your current manager's account. To keep the reviews we'll ask for access to it, or help you ask your manager for a handover. If you hold the account yourself, that's the easiest case: you keep it and add us.
Whether a listing can be moved depends on Airbnb and on your current manager's cooperation. If it can't, we'll tell you plainly, and launch a new listing alongside your direct bookings, your own website and your Instagram if you have them, so the villa is never left without a way to be booked. We handle Booking.com and your other channels the same way.
Questions
Usually about the length of your notice period, often 30 days. We prepare your pricing, listing and owner login during that time, so we're ready to take over on the day.
No. Existing bookings stay in place. We take them over with the guest contacts and the details of each stay.
Yes. If you're happy with your housekeeper, gardener and pool person, they can stay. We prefer it, because they already know your villa. We work with them directly and add our checklists and reporting.
Often, yes. Our preferred set-up is that the listing is held in our account with you added as co-host, so you can always see what we see. Whether a listing can be moved depends on Airbnb and on your current manager's cooperation. If it can't, we say so plainly and launch a new listing alongside your direct bookings.
Proof of ownership or your lease, your current management agreement and statements, your calendar and existing bookings, details of your staff, access to your Airbnb and Booking.com listings, and the practical details of the villa: keys, meters and utility accounts. We only need ID and signed documents when you're ready to go ahead.
There is no setup fee. Our management fee is a flat 20% of the revenue received after booking-platform commissions.
Thinking of switching?
Tell us about your villa and your current arrangement. We'll give you an honest view of what we'd change and whether we're the right fit. No obligation.
Get in Touch