Pedro Correia Real EstateShort-term rentals: the right operator, and someone checking its numbers
AL operators charge 18% to 25% of bookings and set their own standards. Most owners sign the first proposal, never compare, and never read the monthly statement line by line. I sit on your side: I pick the operator, negotiate its fee and hold it to the standard I keep on my own listings, 9 years as a host, 43 reviews, 4.81 stars.
What I do
- Choose the operator. Two or three proposals from operators that fit your property and area, compared line by line: fee, what it includes, cleaning and linen costs, minimum contract, exit clause.
- Negotiate the terms. Fee, cleaning pass-through at cost, reporting, notice period. Five points of fee on a €30,000 year is €1,500 back to you, every year.
- Check the numbers every month. Bookings, nightly rates, occupancy, fees and expenses against the market and against what was agreed.
- Push on pricing and reviews. When rates lag the market, minimum stays cost weekends, or reviews slip, the operator hears it from me, with the numbers.
- Replace it if it fails. If the operator does not deliver, I bring the next one and handle the handover.
The standard I hold operators to
On my own listings: rates reviewed every Monday, a 3-night minimum from June to September, the same cleaner for years, and a guest guide that answers the twenty questions I used to get on WhatsApp. Reviews above 4.8 come from removing friction, not luck. That is the bar your operator has to clear.
Short-term or long-term?
Not every property should be on Airbnb. A two-bedroom close to a beach, a city centre or a business district, with parking, usually earns more as a short-term rental, net of all costs. A house far from what guests travel for usually does not. Run the numbers in the short-term vs long-term calculator or ask for the free audit and I will tell you which one I would choose with my own money.
How it starts
- Free audit of the property's earning potential and licence status.
- We agree the baseline: what the property netted in the last 12 months. My fee is 8% of anything above it. See how I charge.
- Operator proposals compared, terms negotiated, you sign with the operator directly.
FAQ
Do you manage the guests and cleaning yourself?
No. A professional AL operator does the day-to-day: listing, guests, cleaning, check-ins. I choose it with you, negotiate its terms and check its work every month on your side. You contract the operator directly.
Do you take a commission from the operator?
No. Never. I add nothing on top of the operator's fee and take nothing from it. That is why I can tell you to replace it.
What does it cost?
8% of whatever extra the property nets in the following 12 months compared with the 12 before. If nothing improves, you pay nothing. See 'How I charge' under Services.
Do I need an AL licence to rent short-term?
In Portugal, yes. The Alojamento Local registration stays in your name and tied to the property. I check what the operator files and that the property meets the on-site rules.
What about tax on short-term rental income?
AL income is business income (Category B). Under the simplified regime only part of the gross is taxed. The free audit shows the net figure for your case; confirm the final numbers with your accountant.