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Services Service 2 of 6

Letting & guest management

Letting is not simply putting a property on a portal. It is deciding what the property should earn, presenting it so that it earns that, choosing who stays, and making sure the house is in the same condition after them as before.

There is a version of holiday letting that maximises this month's revenue and quietly destroys the asset: back-to-back stays, no buffer days, cheap linen, deferred repairs, and a five-year-old kitchen that looks ten. We do not run that version.

We let for the total return over years, not for occupancy percentage. That means a realistic price for the season, guests who are screened, changeovers with enough time to clean and check properly, and your own dates protected in the calendar before anything is offered to anyone.

What this service covers

01

Positioning and pricing

Before a property is listed we work out what it should earn. That means looking at what genuinely comparable properties achieved — not what they asked — across a full year, and setting a seasonal price curve rather than one number.

  • Comparable-property analysis by season, not by headline rate
  • Seasonal price curve with minimum-stay rules per period
  • Break-even calculated against your actual running costs
  • Long-let versus short-let modelled side by side before deciding
  • Owner-use dates blocked in the calendar first, always
  • Pricing reviewed twice a year and after every shoulder season
02

Presentation and marketing

Most properties under-earn because of their photographs. We prepare the house properly, shoot it in the right light, and write listings that describe the actual experience rather than repeating a feature list.

  • Professional photography, reshot after any significant change
  • Listing copy written separately for each language and each channel
  • Distribution across the major portals plus direct enquiries
  • Calendar synchronised across channels so a double booking cannot occur
  • Reviews monitored and responded to in the property's voice
  • Enquiries answered within hours, not days — a slow reply is a lost booking
03

Guests and tenants

Who you let to matters more than what you charge. Every booking is screened before it is confirmed, and the terms are written down rather than assumed.

  • Identity verification and screening before confirmation
  • Written rental agreement appropriate to the country and the term
  • Deposits taken, held and returned against a documented inventory
  • Guest registration with the authorities where it is required
  • Arrival information, local guidance and an in-stay contact number
  • Damage assessed against the check-in record, not against memory
04

Changeovers and housekeeping

The changeover is where a letting programme is won or lost. Ours is a full inspection with cleaning attached, not the other way round.

  • Full clean with a room-by-room checklist between every stay
  • Hotel-standard linen and towels, laundered off site
  • Consumables restocked and inventory verified each time
  • Condition photographed at check-out and compared with check-in
  • Small defects fixed inside the changeover window where possible
  • Deep clean and linen replacement scheduled between seasons

How it runs

  1. 01

    Assess and prepare

    We look at the property as a guest would, and tell you honestly what is holding the rate down — and which of those things are worth fixing before you let.

  2. 02

    List and price

    Photography, copy in each language, channel setup and the seasonal price curve. Nothing goes live until your own dates are already in the calendar.

  3. 03

    Operate

    Enquiries, screening, contracts, deposits, arrivals, in-stay support, changeovers and reviews. You hear from us when a decision is genuinely yours to make.

  4. 04

    Settle and report

    Rent collected, costs deducted and itemised, deposits reconciled, and a rental statement each month alongside the management statement.

How this works country by country

Costa del Sol, Spain

Andalusia regulates tourist letting: a property let to holidaymakers generally has to be registered as a vivienda de uso turístico and display its registration number, and guests must be reported to the authorities. We will not market a property that is not properly registered.

  • Tourist-letting registration checked or arranged before listing
  • Guest registration submitted as required
  • Long lets handled under the Spanish tenancy regime where that suits you better
  • Season runs long: the shoulder months matter more than August

Central Switzerland

The Alpine season is short, dense and unforgiving: a handful of winter weeks carry most of the year, changeovers cluster on the same day, and a missed cleaning slot cannot be recovered. Planning is done months ahead, not week by week.

  • Winter calendar planned before the season opens
  • Saturday changeovers staffed and scheduled in advance
  • Visitor's tax collected and remitted for each stay
  • Summer hiking season developed as a second, quieter revenue window

What you receive

  • Listing set

    Photography, floor description and copy in each language, owned by you.

  • Booking calendar

    One calendar across all channels, with your own dates protected.

  • Rental statement

    Monthly: gross rent, commissions, costs, net to you.

  • Changeover record

    Check-in and check-out condition, photographed and dated.

Questions about this service

Talk to us · info@m13property.com

Can I still use the property myself?

Always, and your dates go in first. Block them for the year, block them a week ahead, or block them permanently for certain periods — the letting programme is built around what is left, never the other way round.

Short lets or long lets — which earns more?

It depends on the property and how much you want to use it. Short lets usually gross more and cost far more to run; a long let is quieter, steadier and rules out your own use. We model both against your actual costs and show you the two numbers before you decide.

What happens if a guest damages something?

The check-out inspection is compared against the photographed check-in record, the cost is assessed, and it comes out of the deposit. If it exceeds the deposit we pursue it, and for anything serious we open an insurance claim with our own photographic evidence.

Do you take a commission from cleaners or laundries?

No. Their invoices reach you as issued. Our fee is the percentage of rent agreed at the start, and that is the whole of what we earn.

Other services

All services

Not sure which of these you need?

Describe the property and how you use it. We will tell you what it realistically needs — including the parts we would not charge you for.

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