Airbnb management in Bournemouth, Poole and Christchurch

On this page

Airbnb management means a company runs your listing and the property behind it: the photographs and description, the nightly price, the messages, the check-ins, the cleaning arrangements and the reviews. Sea Breeze is an Airbnb Superhost with more than 100 properties under management around Bournemouth, Poole and Christchurch. We co-host your existing listing or build a new one, for a commission of 16% of booking revenue and no retainer. Cleaning and linen are paid separately, directly to the local companies we recommend or to your own.

Who it is for

• Hosts who are out of time. The listing works, but the messages, the cleans and the late-night lock-outs have taken over your evenings and weekends.
• Hosts whose results have slipped. Reviews have dipped or the calendar has gaps you cannot explain.
• Owners who have not listed yet. You want the property set up properly the first time. The new host setup checklist shows what it needs.
• Hosts thinking of changing manager. Pass the Keys vs Sea Breeze compares the two on fees, terms and what is included.

The local pages cover Airbnb management in Bournemouth, Poole and Christchurch. If the property is a holiday home you also use yourself, start with holiday let management.

Co-host your listing or build a new one

There are two routes, and we will tell you which suits the property once we have looked at the listing.

Co-hosting. A good listing stays where it is: in your own Airbnb account, with its review history. You add us as co-host and we take over the work. Airbnb goes on paying you directly and we invoice our fee monthly.

A new listing. If the property has never been listed, or the current listing is holding it back, we start again with a set-up visit, professional photographs and new copy. A new listing is typically live within a week of the photographer's visit.

What we do on the platform

The listing. Photographs, title, description, amenities and house rules are kept accurate, because a listing that promises more than the property delivers is paid for in reviews.

The price. Dynamic pricing, reviewed daily. Peak summer, school holidays, events and the weather move the rate. Our pricing strategy guide explains the thinking.

The messages. Enquiries from every channel arrive in one inbox, so none is missed, and guests have 24-hour support during the stay.

Reviews and Superhost standing. Airbnb assesses Superhost status every three months on four published measures: an overall rating of 4.8 or higher, a 90% response rate, a cancellation rate under 1% and a minimum number of stays. The status belongs to the account that owns the listing, so on a co-hosted listing it is yours. The work that earns it is ours: fast replies, no host cancellations and a changeover we have arranged and checked before every check-in.

Why the calendar should not depend on Airbnb alone

A property listed on one platform has one point of failure. An account can be suspended, a listing can fall in search, and the platform can change its fees or policies without asking you.

So the same property is also listed on Booking.com, where we hold the Traveller Review Award 2024, on Vrbo and on 20+ channels in total, with one calendar behind them. Guests can also book direct at Flexiestays, the group's own booking site.

The second reason is the season. Airbnb demand on this coast falls in winter, and we fill the quiet months with a mix of short lets and mid-term lets. That is covered on the short let management page.

The guests who keep a property busy in winter often never search Airbnb. Contractors, people relocating, NHS and university staff and insurance guests looking for weeks or months book on Flexiestays, Bournemouth's number one platform for winter and long stays, which charges only 8% on the bookings it brings. Every property we manage is listed there, and our winter let management page shows how those stays fit around your summer on Airbnb.

Fees and how you are paid

Our commission is a flat 16% of booking revenue. There is no retainer and no monthly fee. Airbnb's own service fee is separate and set by Airbnb. We confirm the commission and any VAT in writing before you sign.

The one-off onboarding fee covers the photo shoot, the listing and the set-up visit. It varies with the property and is deducted from the first month's income, not charged up front. We quote it for your property before you sign.

Cleaning, linen and maintenance are not part of the commission. We recommend trusted local companies for each, you pay them directly, and we arrange and coordinate them for you if you want; your own cleaner or contractors can carry on instead. The clean after your own stay is paid by you.

If we collect the income, you are paid by bank transfer at the start of each month for the previous month, less the agreed fee. Notice to leave is 45 days, and bookings already taken are honoured or you pay the cancellation cost. The detail is on our pricing page, and agency commission explained shows how to compare quotes.

Before you start: permission, insurance and the first step

Two things to settle before the first booking, one thing we take on, and the first step.

Permission. Check that your mortgage, your lease if the property is leasehold and your insurance allow short lets. The 90-night annual limit applies in Greater London, not here. The rest is in holiday let regulations in England, including the national registration scheme the government has announced, which at the time of writing has not opened.

Insurance. AirCover for Hosts applies to Airbnb stays, on Airbnb's terms. It does not cover bookings from other channels and is not a substitute for a policy written for short letting: see the holiday let insurance guide.

Guests. We screen guests using the platforms' own tools, carry out an inventory check at changeover and inspect the property regularly.

The first step. Send us the property's address and, if there is one, the link to your listing through list your property. We look at the listing, visit the property and tell you whether to co-host or rebuild. The steps from there are on how it works.

If you are still deciding whether to hand it over at all, self-managing vs full service sets out both sides.