Most holiday let management companies charge a commission on booking income, and the percentage alone tells you little. What it is charged on, what it includes and what is billed on top decide what you actually pay. Sea Breeze charges a flat 16% of booking revenue, with no retainer and no monthly fee. Cleaning, linen and maintenance are not part of it: owners pay for those directly, to the local companies we recommend or to their own, and we can arrange them.
The three ways managers charge
| Model | How it works | Suits |
|---|---|---|
| Commission, full service | A percentage of booking income. The manager lists, prices, talks to guests and runs or arranges the cleaning and maintenance | Owners who want the income without the work |
| Letting only | A lower percentage for listing and bookings. Cleaning, keys and maintenance stay with the owner | Owners who live nearby and have their own cleaner |
| Fixed or guaranteed rent | A set monthly sum, with the manager keeping the booking income | Owners who value certainty over upside |
Commission aligns the manager with the owner: the manager earns more only when the property does. In some cases we can also offer a fixed rent arrangement instead, depending on the property and where it is.
What the percentage is charged on
Two quotes with the same headline rate can cost different amounts. Before comparing, ask:
- Gross or net? Is commission taken from the full guest payment, or after the channel's fee? Is the cleaning fee paid by guests included in the base?
- Plus VAT or inclusive? A rate quoted before VAT costs a fifth more than it appears.
- Who collects the money? Some owners are paid directly by the platform and invoiced by the manager, others are paid by the manager after deductions. Both are fine if the statement shows every figure.
Illustration only, using round figures. On £20,000 of guest payments, of which £3,000 is channel fees, a 15% commission on the gross costs £3,000 and the same rate on the net costs £2,550. That £450 gap sits behind identical headline rates.
Our guide to agency commission goes through the definitions line by line.
What a full-service commission should include
For the commission itself you should expect at least:
- listing creation and optimisation on the main channels, with professional photography
- pricing reviewed often, ideally daily, not a seasonal rate card
- guest messaging, screening and check-in management
- guest support at every hour, for lock-outs and emergencies
- regular inspections and coordination of repairs
- clear income reporting that shows every figure
Our own commission covers that list, apart from the photography, which is part of the one-off onboarding fee. It also covers listings on Airbnb, Booking.com, Vrbo and more than 20 other channels, 24/7 guest support, an owner portal for income reports and blocking dates, and arranging the cleaning, linen and maintenance through trusted local companies.
What is usually charged on top
The extras are where quotes differ most, so ask about each one.
- Onboarding. Many managers charge a set-up fee. Ours is one-off, varies with the property's size and location, covers the photo shoot, listings and a set-up visit, and is deducted from the first month's income rather than paid up front. We quote it before you sign.
- Cleaning. Charged per changeover. Ask whether the cleaners are employed or subcontracted, and who pays them. We recommend trusted local cleaning companies that you pay directly, or you keep your own cleaner, and we arrange the changeovers.
- Linen. Owners either buy a standard set or rent per changeover. We recommend a local linen and laundry company that you pay directly, or you keep your own supplier, and we suggest three sets per bedroom.
- Maintenance. Ask whether contractors' invoices are passed on at cost or with a mark-up, and what the spending limit is before you are asked. With us, you pay the tradesperson directly, whether one we recommend or your own.
- Owner stays. Cleaning after your own use is normally charged to you.
The contract terms that matter
- Notice period. Ours is 45 days, with bookings already taken honoured or their cancellation cost met by the owner.
- Minimum term. Ask whether there is one.
- Who owns the listing. If the manager builds it in their own account, the reviews may not leave with you.
Our pricing page sets out our terms in full, and our comparison of self-managing and full-service management shows what the commission replaces. To see the whole service, read about holiday let management or local detail for Bournemouth.
Send us your property's details and we will give you a quote with every charge written down.
