When It's Time to Switch Property Management Companies
Managing a vacation home can be exhausting—something you’ve likely experienced firsthand as a short-term rental owner. Hiring a property management company should ease that burden, helping you rent your home with minimal hassle while maximizing your profits. But when the wrong team is in charge, small frustrations can snowball into major headaches. Instead of effortlessly collecting rental income, you might find yourself constantly shelling out for administrative fees, restocking essentials, or handling visitor complaints.
Before you renew your agreement with your current property manager, take a moment to evaluate the partnership. Are you getting guaranteed rental income? Does their marketing generate competitive booking rates? Are all services—marketing, booking, guest support, maintenance, and housekeeping—covered under one comprehensive fee? Are they filing your rental-related taxes? If the answer to any of these questions is no, it might be time to explore your options.
When to Consider a Change
Ending a relationship with your property manager can feel daunting, but there are times when it’s the only way forward. Your short-term rental investment deserves to be managed with care, and if your current company isn’t delivering, you owe it to yourself to make a change. Here are some clear signs it’s time to move on:
You're billed for random items, like light bulbs one month and shampoo the next.
Your rental struggles to stay consistently occupied.
You’re stuck doing the advertising, booking, and guest communication yourself.
Filing taxes and securing rental permits is entirely on your shoulders.
What a Good Property Manager Should Provide
With so many property management companies offering everything from full-service packages to à la carte options, it can be hard to know what to expect. According to Realtor.com, a quality property manager should handle everything, including:
Determining rental rates based on market analysis.
Marketing your property effectively to attract guests.
Screening guests to protect your property.
Managing emergency repairs and maintenance.
Protecting you from liability and tracking expenses.
Providing tax documentation and visiting your home regularly.
If your current manager doesn’t deliver on these essentials, it’s time to find someone who will.
How to Handle the Breakup
Switching property management companies can feel intimidating, but it’s a necessary step to protect your investment. Start by making a list of reasons the partnership isn’t working. This will help you clearly communicate your concerns and decide whether the issues are fixable.
If you signed a long-term contract, review it carefully to understand any obligations or termination clauses. Prepare specific examples of problems you’ve experienced—missed bookings, billing inconsistencies, or poor communication—to support your decision.
Respectfully ending the relationship is key. According to the National Association of Residential Property Managers (NARPM), property managers are expected to follow a code of ethics. If you believe your current company violated this code, you can file an ethics complaint.
Finding a Better Fit
The whole point of hiring a property manager is to save time and make your investment profitable. You didn’t buy a vacation home to take on a second job, so the right company should make renting easy and stress-free. Look for a manager who handles every detail—from marketing to maintenance—without locking you into a long-term contract.
Transparent pricing is also critical. Some companies may advertise low fees but tack on hidden costs for photography, virtual tours, inspections, or even credit card processing. Make sure you know exactly what’s included before signing an agreement.
For example, 5 Star Short Term Rental offers full-service property management with no long-term contracts, ensuring your home gets top-tier care without unnecessary obligations.
When comparing companies, look for services like:
Yard work and propane refills.
Comprehensive housekeeping and maintenance.
Clear, upfront communication about fees.
Check customer reviews and choose a company with local expertise and a proven track record of success in your area.
Questions to Ask Prospective Property Managers
When interviewing potential property management companies, ask these critical questions to ensure you’re making the right choice:
Are there upfront, monthly, or hidden fees (e.g., booking channel or credit card fees)?
Do you charge for home visits or inspections?
Is a long-term contract required?
Can you guarantee higher income this year compared to last year?
How will you market my property to maximize bookings?
Are there restrictions on owner usage of the property?
Simplifying Short-Term Rentals
Your vacation home should be a source of joy and income—not stress. If your current property manager isn’t meeting your expectations, don’t settle for less. Make the switch to a company that prioritizes your needs and ensures your investment works for you.
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