What does an Airbnb manager do? How do I find one near me?

Running an Airbnb property can be highly rewarding, but there are also plenty of challenges that comes with it. You have to manage your property, manage cleaning, communicate with guests daily, and more. That's why many turn to Airbnb managers and Airbnb management companies for help

Whether you're new to hosting or looking to step back from day-to-day management of multiple properties, choosing the right property management company will make a big difference to your success.

What do Airbnb managers do?

Airbnb has transformed Australia's travel sector since launching here in 2012. Many Australians now invest in property specifically for short-term rentals, with popular areas including the Gold Coast, Northern Beaches, Sunshine Coast, and Surf Coast for holiday stays, while Sydney, Melbourne, Perth and Adelaide attract business travellers.

Airbnb managers and property management companies offer various services to homeowners who want to list their properties in the short-term rental market. Property managers take care of everything needed to run a successful Airbnb - from guest vetting and communications to listing optimisation, booking management, cleaning, maintenance and revenue management.

‍What makes a good Airbnb manager and property management company?

Good Airbnb managers and high-quality Airbnb management companies will offer comprehensive service that goes well beyond basic cleaning and maintenance. You'll want to find a company that understands the short-term rental market deeply and knows how to boost your rental income while maintaining excellent guest reviews.

The best companies handle everything - from guest communications and cleaning to maintenance and revenue management. They become your business partner, working to maximise your property's potential while maintaining high standards of guest service.

Some qualities to look out for as you talk to potential Airbnb managers include the following:

1. Effective guest communication

Your property management company represents you and your property to every guest. Each visitor has different needs, which makes it vital to understand how the company handles guest relations.

Some companies operate from a central customer support centre, while others have local teams ready to help guests on the ground. Local teams often provide better support since they can quickly respond to guest queries or emergencies, like when someone locks themselves out or needs urgent maintenance.

When choosing a company, ask about their approach to guest communications. How quickly do they respond to enquiries? Who handles guest issues after hours? Companies with local teams can often provide more personal, responsive service that leads to better guest experiences and reviews.

2. Getting the pricing right

Pricing strategy works in two ways - what you'll pay the management company, and how they'll price your property.

First, look carefully at the management company's fee structure. Some companies charge a monthly retainer, meaning they earn money even if your property sits empty. Others take a percentage of your booking rates, which means they only earn when you do. The percentage model often works better because it motivates the company to maximise your property's performance.

Management fees typically range from 15-30% of your booking revenue. Make sure you understand exactly what services are included in the base fee and what might cost extra. Some companies include cleaning and maintenance in their fee, while others charge separately for these services.

Second, ask about their approach to pricing your property. A good management company uses dynamic pricing strategies that respond to market conditions. They should look beyond simple competitor pricing to consider:

• Seasonal trends
• Local events and festivals
• Public holidays
• Market developments
• Last-minute availability

The best companies know when to raise rates during peak periods and when to offer competitive prices to fill empty nights. They should actively look for opportunities to optimise your nightly rate while maintaining strong occupancy levels.

3. Knowledge of technology and systems

Modern Airbnb management needs sophisticated systems to handle bookings, communications and pricing effectively. Ask potential companies about their property management software and how they manage bookings across different platforms.

The right technology makes a big difference to your property's performance. Look for companies that use professional systems to:

• Handle guest communications promptly
• Manage cleaning and maintenance schedules
• Update pricing automatically based on market conditions
• Track property performance
• Share regular reports with property owners

4. Local market expertise

Every area has its own patterns and peculiarities. What works in Bondi might not suit Byron Bay. Look for a management company that knows your local market well.

Ask potential companies about their experience in your area. They should understand local seasonal patterns, upcoming developments, and council regulations. This knowledge helps them market your property effectively and handle any issues that arise.

A company with strong local connections can also recommend improvements that will appeal to your target guests and connect you with reliable local services when needed.

5. Consistent reporting about your property's performance

Your management company needs to communicate effectively with both you and your guests. Look for a company that keeps you informed about your property's performance and any issues that arise.

Regular updates and clear reporting help you understand how your property performs and what improvements might help. Your management company should make it easy to track bookings, revenue, and guest feedback.

How to choose the right Airbnb manager

When evaluating management companies, ask detailed questions about their service. Find out:

• How they handle maintenance emergencies
• Their process for screening guests
• What reports you'll receive about your property's performance
• Who will be your main point of contact
• Their typical response times for guest queries

Take time to research different options. Read customer reviews and, if possible, speak with current property owners about their experiences. Consider the company's local presence and reputation.

Remember that the cheapest option isn't always the best value. Focus on finding a partner who can deliver consistent results while protecting your property's long-term success. A slightly higher management fee might be worth it if it means better service and higher returns.

Why choose Hometime for Airbnb management in Australia?

At Hometime, we know the local short-term rental market inside out. Our team combines the personal touch of local property managers with powerful technology to make your hosting experience simple and profitable.

We handle every aspect of your property - from creating stand-out listings and managing guest communications to coordinating reliable cleaning and maintenance teams. Our dynamic pricing approach helps maximise your revenue, while our local managers provide the personal service that leads to great guest reviews.

Most importantly, we only succeed when you do. Our fee structure aligns with your goals, meaning we work hard to keep your property booked and your guests happy. We've helped hundreds of property owners across Australia turn their homes into successful short-term rentals.