Do you need an Airbnb manager? 5 key things to consider

Managing a short-term rental can be incredibly rewarding, but it’s also complex. From guest management to pricing strategies, there’s a lot to juggle, especially if you do it alone.

But do you really need an Airbnb manager? And how do you know if you actually need help managing your Airbnb business?

While many Airbnb managers and management companies promise the day-to-day basics like cleaning and maintenance, which might be easy enough to do by yourself, the real value lies in deeper expertise that supports your property long-term. You could get advice on how to appeal to different types of travellers, opening up your business to a wider market, or how to maximise the unique qualities of your property. Choosing the right partner can have a major impact on your hosting success, which makes finding the right partner crucial for growing your Airbnb business.

Here are five often-overlooked factors that could make all the difference.

Five things to consider when looking for an Airbnb manager

1. How they handle guest communication beyond check-in

Not all guests are the same—some prefer hands off travel with minimal interaction, while others expect personal touches and quick, responsive support throughout their stay. Your management company will represent your property on your behalf, so the way they handle guest interactions directly affects guest satisfaction, reviews, and repeat bookings.

Look into how the management company communicates with guests. Do they rely on automated responses, or do they personalise their messages? How accessible are they if a guest needs help late at night? And most importantly, do they have detailed knowledge of your property, or are they stretched across too many listings to offer a personalised service? Thoughtful guest communication can improve your property’s reputation, encouraging better reviews and return guests.

‍2. How well they know the market and leverage trends

It’s one thing to manage a property—it’s another to position it as a top-performing listing. A great management company stays ahead of market trends, tourist behaviour, and regional events that can impact demand. They’ll know when to raise rates for local festivals and holidays, and when to offer smart discounts during slower periods.

Ask how they plan to keep your property competitive. Are they using data and insights to make decisions, or are they simply following what competitors are doing? Are they proactive about preparing for peak seasons, or reactive to market shifts? A well-informed management company will help your property stay visible and profitable, even when the market is slow.

3. Transparency in how they charge and price your property

Management fees can vary wildly, so it’s essential to dig into the structure behind those numbers. Some companies charge a flat monthly fee, which means you’ll pay the same amount whether your property is booked solid or empty. Others take a percentage of your rental income—typically between 12% and 40%—with their commission tied directly to the number of bookings.

While commission-based models can seem more aligned with your goals, it’s important to understand the details. What exactly does the commission cover? Guest management, marketing, or both? Are there hidden fees for services not included in the base agreement? 

Ask how they handle nightly rates. Are they simply benchmarking against other properties, or are they proactive about looking for opportunities to increase your earnings based on trends or events?  A proactive approach to pricing will drive stronger results over time.

4. The quality and accessibility of their reports

Updates on bookings and earnings aren’t enough—insights into property performance are what really matter. A great management company provides easy access to data, allowing you to monitor bookings, reviews, and revenue without waiting for updates.

Look for companies that offer user-friendly dashboards where you can track performance at a glance. Do they provide insights into how their work has impacted your earnings and occupancy rates? If you find yourself chasing answers, it’s a sign they may not be as organised or transparent as you’d like. The best partners keep you in the loop and offer valuable insights, helping you make informed decisions to grow your business.

5. How they future-proof your property’s performance

The short-term rental market is constantly changing, and the right management company will have strategies in place to navigate these shifts. They won’t wait for a problem to arise—they’ll anticipate challenges and find ways to maintain strong performance, even in off-peak periods.

Ask if they’re exploring platforms beyond Airbnb to diversify your property’s reach. Do they have contingency plans for market slowdowns? A future-focused company will stay ahead of trends, making sure your property remains competitive no matter what changes come along.

The Bottom Line: Do your research and partner with care

Running a short-term rental doesn’t have to be stressful—if you have the right partner. The best Airbnb management companies don’t simply take tasks off your hands; they actively work to improve your property’s performance, creating smoother guest experiences and stronger results for you.

If you want to unlock your property’s full potential, consider working with experts like Hometime. At Hometime, we understand the challenges and rewards of hosting. Our team focuses on providing exceptional guest experiences, optimising your property’s performance, and offering complete transparency along the way. Our Airbnb management services in Australia include:

• Property styling and photography
• Listing optimisation
• Cleaning services
• Revenue and booking management
• Guest management
• Property maintenance
• Access to our top-quality property management software.