Taking over existing listing as a host

[Alexey108]

Hello everyone! We started our STR journey by hiring a management company to host our property. It's currently being listed under their name. Now, after we got a little smarter, we want to take over the hosting process. My question is how to handle this transition properly without impacting existing reservations. Thank you.

[Mike-And-Jane0]

@Alexey108 The only proper way to do this is for you to start a new listing and the existing management company to snooze theirs. You will need to block dates where there are already bookings and work with the management company to get paid for 'their' reservations.

[Alicia753]

Hi @Alexey108 

Transitioning from a management company to hosting your property independently requires careful coordination to ensure no impact on existing reservations.

Start by reviewing your agreement with the management company to understand the terms of ending their services. Communicate your intention to take over hosting and request detailed information about upcoming reservations, including guest contact details.

Create your own Airbnb profile if you don’t already have one, ensuring it reflects the personality and appeal of your property. Duplicate the current listing on your account, using the same photos, descriptions, and settings for consistency. Work with the management company to transfer guest communication and ensure a smooth handover for check-ins and support.

Inform guests of the transition where possible, reassuring them that their experience will remain seamless or even improve. Set up operations like cleaning, maintenance, and guest support to run smoothly under your management. Implement tools like smart locks, automated messaging, or pricing software to streamline the hosting process.

Once the existing reservations under the management company are completed, focus on building your new listing’s reviews and reputation. Use the transition as an opportunity to enhance your offering and attract bookings with features that stand out in your market. Clear communication and proactive planning are key to making this process smooth and successful.

I hope this helps.

All the best,

Upfish Management

[Emilie]

Hi @Alexey108, 

Congratulations on your new STR journey, I hope it will be filled with wonderful experiences and success! ⭐

Mike and Alicia kindly shared some suggestions on how to proceed, did you get a chance to review their responses? Do let us know how you get on please, and if you have any other questions we could help with. 🙂

Thanks,

Emilie

[Alexey108]

Yes @Emilie , thank you for the guidance! I am working with the management company to block off properties' calendar on their side after the last existing reservation and I am getting ready to publish my own listing

[Emilie]

That's wonderful, thank you for letting us know @Alexey108!

I hope it all goes smoothly from here on out, however should you need any more help as your STR journey, do let us know. 🙂

[Veronique651]

Good morning, I wanted to tag onto this question and request clarification  We are in the same position.  Started our STR in August with management company, that is set for 1year.  We are not satisfied and would like to discontinue their services.  We have several (at least 6) text referencing items we had to take care of because they did not follow thru for guest arrival.  I have even spoken directly with company owner expressing my concern.  Just does not seem to matter.  We currently have a long booking for most of February and March.  We have already set up our infrastructure to manage ourselves.  Platform, cleaners, garbage, handyman etc.  We have  a couple properties that we will manage with ours.   They do require a 30 day written notice.  If we  let them know we want to cancel with no more booking past March,  do I understand they will block out the calendar there after until the end of the March booking?   Are we unable to take it over until the last booking is complete?  Attached is the contract info for termination.  I appreciate any insight.  

TERM AND TERMINATION.
a. Term. The term of this Agreement will be for a period of ___________ and will
automatically renew on an annual basis. Owner grants Manager the authority to
accept new reservations during the Term of this Agreement.
b. Written Notice of Termination. Either party to this Agreement may elect to cancel
and terminate this agreement by giving written notice to the other party not less
than 30 days prior to termination. Illegal or unethical conduct is grounds for
immediate cancellation by either party. In the event of termination of this
Management Agreement for any reason, the Owner agrees to compensate and pay
the Manager a cancellation administration fee of $ _____________ to prepare final
documentation and oversee transition of the Property back to Owner’s control.
c. Responsibilities. Upon termination of this Agreement, Manager’s authority to accept
reservations and payment is terminated. Upon termination of the Agreement,
Owner agrees to honor all existing reservations as of the termination of the
Agreement, and Manager will be entitled to its agreed-upon compensation under
this Agreement for all reservations made prior to termination of the Agreement,
even those that extend beyond the Term of the Agreement. In this Agreement,
existing reservations are defined as reservations for which confirmation has been
received. This Agreement will be terminated upon sale or transfer of the Property or
complete destruction of the Property.

[Emilie]

I'm sorry to hear you're in an uncertain situation as well, @Veronique651! Thank you for telling us more about your specific circumstances as well, perhaps @Mike-And-Jane0 @Alicia753 or @Alexey108 might have some suggestions for you?

Thanks 🙂

Emilie

[Mike-And-Jane0]

@Veronique651 I am no lawyer but as I read the agreement then until it is terminated (ie until the end of the 30 day notice period) the current management can continue to take bookings so technically they don't need to block the future calendar and could take a booking a year ahead! 

Hopefully you can negotiate with the manager to block the calendar at the point of termination notice rather than termination.

Also you will have to pay the manager for any bookings that started before the expiration of the agreement so your long booking for Feb/March will have to be paid for.

[Veronique651]

Thank you all for the input.  It was helpful.  We have presented our letter of termination and negotiated a exit strategy that will be protect any future booking.  The current management will maintain responsibility up until our last reservation on the books at time of notice.  We were grateful the conversation and agreement was rather smooth.  

[Emilie]

Some good news to end the year on, thank you for coming back and updating us ,@Veronique651! I will tag in @Mike-And-Jane0 so he can see how this unfolded and your lovely thank you note. 🙂