Question 1

What type of management do you offer?

Accepted Answer

We offer a full-service, truly turnkey management model for short-term rentals. We operate through a management agreement and take care of all operational and administrative aspects connected to the property: listing publication and optimization, pricing, guest management, cleaning and linen coordination, minor maintenance, reporting and the obligations connected to short-term rental management.

We work with both individual owners and legal entities, adapting the operating and documentation structure to the owner's profile and chosen management setup. Each property has one dedicated contact person, always reachable, who coordinates the project and ensures continuity and quick decision-making.

Question 2

Will I have access to the listings and booking platforms? Which ones?

Accepted Answer

Yes. In most cases, listings are created and registered directly in the owner's name, whether the owner is an individual or a legal entity. This means that the accounts and listings remain the owner's property, and the rental activity remains under the owner's profile.

We operate as external managers, with technical access that allows us to fully administer the accounts and handle day-to-day management without the owner having to deal with operations.

The advantage of this setup is maximum transparency and correct attribution of income to the owner, while the account remains part of the owner's digital asset base.

Alternatively, the property can be published through OURBNB company accounts, but in that case the contractual structure changes and requires a different agreement, typically with subletting clauses or equivalent arrangements, to be assessed case by case.

Question 3

How does reporting work?

Accepted Answer

We provide a complete, easy-to-read monthly report that summarizes all information already available on the booking platforms in a structured way and also includes any bookings received outside the platforms.

The report clearly shows revenue, operating costs, tax-relevant information for understanding the results, without replacing the owner's accountant, and the net result of the management activity. It also includes a cash-flow overview, so the owner can have a clear and immediate view of the property's monthly performance.

Question 4

What is your management commission?

Accepted Answer

The commission varies case by case, because every property is unique and must be assessed carefully. Some properties may require additional services or, in some cases, a slightly different scope.

The core principle is always the same: we work with a purely commission-based model. Our compensation is a percentage of the revenue generated by the property. We do not apply fixed costs, minimum monthly fees or guaranteed thresholds. This means our interests are aligned with the owner's: we grow when the property's performance grows.

Question 5

What operating costs should I expect?

Accepted Answer

Our model clearly separates the management commission from operating costs, to ensure clarity, simplicity and transparency. The management commission covers our team and operating structure, as well as the administrative, operational, commercial and marketing activities needed to run the rental professionally.

Operating costs, on the other hand, are not bundled into a single percentage. They are itemized and reported separately because they are variable costs and depend on the number of stays and the use of the property. These include cleaning, linen management, either full rental or washing, ironing and delivery if the owner uses their own linen, consumables and guest amenities, utilities and Wi-Fi, and ordinary minor maintenance.

Extraordinary maintenance normally remains the owner's responsibility, except in cases where the intervention is caused by guest damage and can therefore be handled through the protections provided by the platforms or through insurance coverage, when applicable.

Question 6

How do you manage pricing?

Accepted Answer

Pricing is handled by a member of our team who understands local and regional market dynamics, taking into account seasonality, holidays, events, demand trends and competitive positioning. Prices are updated with the aim of maximizing the property's overall result, not just occupancy.

Alternatively, where appropriate for the type of property or demand volume, revenue management software can be integrated for a more automated and dynamic approach. The choice between manual management and software is discussed and evaluated together with the owner, based on the specific case.

Question 7

How does check-in work? Is self check-in available?

Accepted Answer

Our model is based on entry automation, because it allows guests to enter independently and at the time they prefer, improving the experience and reducing operational friction. We use different solutions, from non-invasive and easily reversible options such as smart locks, smart cylinders and intelligent intercom systems, to more structural and permanent interventions such as electric lock systems. The investment is assessed based on the property's layout and management goals.

For guest identification, we use digital tools to comply with current regulations, with the objective of correctly identifying the guest and matching the person who books with the person who stays. For high-end properties or specific needs, an in-person check-in can be organized, but for most standard properties self check-in is the most efficient solution.

Question 8

How do you manage guests?

Accepted Answer

We manage guests throughout the entire stay cycle: before, during and after. We handle communication, operating instructions and assistance in case of questions or unexpected issues. We send a digital link through which guests can enter their personal data and documents in an orderly and secure way, allowing the required information to be transmitted to the police portal within the required timeframe.

For tourist tax, we use digital processes and do not accept cash, so everything remains traceable, reportable and simple to manage. We also provide useful information and local recommendations to improve the guest experience, and after the stay we manage the review phase with the goal of strengthening the listing's reputation and performance.

Question 9

Do you handle the administrative paperwork?

Accepted Answer

Yes, we handle it comprehensively. We take care of both the initial setup and the ongoing obligations. Starting a tourist rental varies depending on whether the owner is an individual or a legal entity and whether the setup is entrepreneurial or non-entrepreneurial. In any case, applications are submitted digitally through SUAP, with typical timing in the range of 30 to 60 days. Once the initial steps are completed, the CIN is requested and the credentials for Alloggiati Web are activated, which are required to report guest data.

We also coordinate with the Municipality for any registration and tourist tax management. In day-to-day operations, we handle guest data reporting to the police portal, tax collection, reporting, payments and preparation of annual obligations such as Modello 21, in the name and on behalf of the owner.

Question 10

Do you also handle tax matters?

Accepted Answer

No. We do not provide tax advice and we do not replace the owner's accountant or tax advisor. What we do is prepare useful documentation in an orderly way and make the management activity transparent.

If the owner is an individual and bookings come through Airbnb and Booking.com, the platforms act as withholding agents, retaining and paying what is due according to the applicable mechanisms, making the process simpler.

For direct bookings, where there is no withholding agent, we prepare receipts in the name and on behalf of the owner and collect all documentation clearly, so the accountant can make the necessary payments through F24.

If the owner is a legal entity and the rental is carried out as a business activity, taxation is managed internally by the company according to the applicable rules and the instructions of its professional advisor.

Question 11

What type of contract do you offer and how long does it last?

Accepted Answer

We operate through an exclusive management agreement. The standard duration is 12 months, with automatic renewal unless cancelled. We do not apply penalties, because the relationship is built as a partnership with a view to continuity: we start a project, invest time and structure, and want it to work well over the long term, without punitive constraints.

Question 12

When and how do I get paid?

Accepted Answer

For bookings received through platforms, payments do not pass through us. The platform collects payment from the guest and then pays the amounts due to the owner according to its own timing, generally after check-out or according to its scheduled payout cycles, retaining platform commissions and any applicable tax withholdings.

There is therefore no single monthly bank transfer. Payments are made per booking or, in some cases, as aggregated payouts. This is precisely why monthly reporting is essential: it makes performance easier to read and helps reconcile movements in an orderly way. For direct bookings, payments are directed by us straight to the owner, unless a different setup is agreed contractually.

Question 13

What financial results can I expect?

Accepted Answer

Every property is analyzed individually and, before launch, we provide a business plan with different scenarios. We do not provide guarantees: we offer professional management and a methodology, not a promised return.

That said, as an example based on operational experience and internal data, expected annual average occupancy for well-positioned properties in Udine tends to be around 70 to 75%. Seasonality is clearly significant: in summer some properties can come very close to full occupancy, while in months such as January and February occupancy may drop substantially, even toward 50%.

In terms of net return, professionally managed short-term rental tends to be more convenient than traditional rental, although it is not miraculous, because operating costs are real and have an impact. The economic advantage compared with traditional rental, net of all costs and taxes and depending on the property, can reasonably fall within an indicative range of 10 to 20%, and in particularly favorable cases may reach around 30%.

Beyond the financial aspect, the advantages also include flexibility for personal use of the property for up to 30 days, no rent arrears risk, reduced risk of problematic occupancy and more constant, monitored maintenance.

Question 14

What are the next steps to get started?

Accepted Answer

The process starts with an assessment of the property and the collection of the necessary information, followed by estimates and a business plan. Once the scope of service has been defined, we proceed with the signing of the management agreement, the start of the administrative procedures, property preparation and entry automation.

We then verify that the safety devices required by current regulations are present, test the property once it is ready and only then proceed with the photo shoot and publication of the listings, so the property starts with high standards from day one.

Question 15

What insurance coverage exists for damage and third-party liability?

Accepted Answer

Bookings coming from Airbnb are strongly protected because the platform includes insurance coverage for both property damage and third-party liability. The premium for this coverage is already included in the platform commission, so there is no additional cost. Based on our operational experience, Airbnb's protection is very effective, also covers minor damage that is often excluded elsewhere because of deductibles, and provides a streamlined and fast process for reporting, assessing and reimbursing damage.

Booking.com, on the other hand, does not offer comparable protection for damage caused by guests and is limited to third-party liability coverage. This means that, in the case of material damage, there is no equivalent protection and the issue must be managed through different tools.

For direct bookings, commission savings must be balanced with the awareness that there is no platform protection framework. In these cases, especially for higher-value stays, it may be appropriate to require a security deposit and/or adopt stricter procedures. In any case, regardless of the sales channel, we always recommend keeping a standard home insurance policy covering events such as fire, water damage and basic liability, because it is a fundamental protection for the asset and does not depend on the rental method.

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