Short- and mid-term rental management
Dibonelli Stays
Short and medium-term letting depends on detail: an accurate calendar, a prompt reply, a well-prepared room, and an owner who knows what each booking earned after its costs.
Who it is for
Considering short or medium stays
The property is empty, let long-term or used occasionally, and you are wondering whether guests or mid-term tenants would suit it better — subject to local rules and the building.
What helps: An honest view of suitability and the practical demands before anything is listed.
Already running a listing
The apartment is live on Airbnb or another platform, managed by you or someone else, and you are not sure whether the bookings, the reviews or the costs are where they should be.
What helps: A fresh look at how the listing performs, and whether management would change the result.
Running it from a distance
You live elsewhere, and guest arrivals, cleaning, linen and the occasional broken boiler all need someone nearby who answers.
What helps: Coordination of guests, suppliers and issues, with clear reporting on what each month earned.
Complimentary · a first step
Complimentary Listing Review
For owners who already have an Airbnb or other short-stay listing: a short, preliminary look before any management proposal.
Request a complimentary listing reviewWhat it covers
- A brief review of the publicly visible listing
- First observations on presentation and positioning
- A high-level look at any pricing or booking information you share
- A few areas that may be worth improving
- Whether our management would be a good fit
It is a short review based on the information available — not a full revenue audit, a forecast or a competitor study, and it does not promise any change in occupancy. A more detailed analysis can be quoted separately as an advisory assignment. Reviews are offered subject to suitability and availability.
The service
From listing to departure, and the figures after.
01
Listings and calendars
We manage your agreed listings and keep availability accurate across the platforms you use, including dates you want to keep for yourself.
02
Pricing support
We use market information and appropriate pricing tools to propose nightly and monthly rates, adjusted for season, length of stay and local demand. The pricing policy remains yours to set.
03
Guest communication
Pre-arrival information, check-in arrangements, questions during the stay and departure instructions — handled promptly and consistently.
04
Turnover coordination
Cleaning and linen changes between stays, organised through suitable suppliers and checked against a standard we agree with you.
05
Maintenance and issues
When something stops working, we respond within agreed responsibilities and service levels, and arrange repairs through suitable contractors.
06
Owner reporting
Summaries of bookings, revenue and the operating costs behind them, so you can see what the apartment actually earns.
Dibonelli Property Intelligence · Dibonelli Stays
Revenue is only useful once the costs are taken off
In short and medium-term letting, small operating choices move the figures quickly: minimum stays, cleaning arrangements, the balance between nightly and monthly bookings. We report revenue net of the costs that come with it, and use those figures to revisit pricing and operating decisions with you.
- Net, not gross
- Bookings shown after platform charges, cleaning, linen and consumables — the figure that actually reaches the owner.
- Length-of-stay mix
- How nightly, weekly and monthly bookings compare once turnover costs are counted, so the calendar is shaped deliberately.
- Operating decisions
- Supplier, cleaning and pricing choices reviewed against what they cost and what they return, rather than left as they were set up.
Eligibility
Before you let on short stays
Not every home can be let for short stays without restriction. Before taking a property on, we go through these points with you. We do not give legal advice; where something is unclear, we will suggest that you take it.
- The 90-night limit
- In London, letting an entire home for stays of under 90 consecutive nights is generally limited to 90 nights in a calendar year, unless planning permission has been granted for more.
- Your lease
- Many leases restrict or prohibit short-term and holiday letting. Freeholders and managing agents may need to consent.
- Mortgage and insurance
- Lenders and insurers usually need to know about, and agree to, short-term letting.
- Building rules
- Some buildings have their own rules on guests, key collection and access.
- Safety obligations
- Fire, gas and electrical safety requirements apply to short lets as they do to other lettings.
- Outside London
- Rules differ by city and country, including in Italy, where registration and local requirements apply. We look at them property by property.
Tailored management proposal
Indicative management fee15–18%
of accommodation booking revenue, excluding cleaning charges, applicable taxes and platform commissions
The final fee depends on the property, its operating requirements and the scope of the service. A tailored written proposal sets out the fee and what is included, and the final calculation basis is confirmed in the management agreement.
Request a management proposalCharged separately, at cost or as quoted
- Cleaning, laundry and linen
- Consumables and guest supplies
- Platform and payment charges
- Maintenance, repairs and contractor invoices
- Furnishing, photography and set-up
We do not estimate occupancy or earnings without seeing the property, and we do not guarantee either.
Common questions
What does Dibonelli manage?
The operation of the apartment as a short or medium-stay let: listings and calendars, pricing support, guest communication, cleaning and linen turnovers, maintenance and issues within agreed responsibilities, and reporting to you. The exact scope is agreed in writing for each property.
Can you review my existing Airbnb listing?
Yes. The Complimentary Listing Review is a short, preliminary look at a live listing — its presentation, positioning and any booking information you share — with a few observations on where it could improve. It is not a full audit or forecast; a deeper analysis can be quoted separately.
Are cleaning and maintenance included?
We organise them; their cost is separate. Cleaning, linen, consumables and contractor invoices are charged to the property and shown on your statement, so you can see exactly what each turnover and repair costs.
How are management fees calculated?
Our indicative management fee is 15–18% of accommodation booking revenue, excluding cleaning charges, applicable taxes and platform commissions. The final calculation basis is confirmed in the management agreement, and the final figure depends on the property and how it will be operated — its size and location, the expected mix of stays and the services you need. Operating costs such as cleaning, laundry, maintenance, consumables and platform charges are separate. Everything is set out in a tailored written proposal before you commit.
Does every property qualify for short-term letting?
No. Planning rules, the 90-night limit in London, lease terms, mortgage and insurance conditions and building rules can all restrict it, and some apartments are simply better suited to longer stays. We check eligibility and suitability with you before anything else.
Can I still use the apartment myself?
Yes. Dates you want to keep are blocked in the calendar, and we agree how much notice you give so that bookings are not affected.
Dibonelli Stays
Request a management proposal
Tell us where the apartment is, how it is let today and what you have in mind. We will start with eligibility, then the operations.
Already running a listing? Choose the complimentary listing review and add the link. Any proposal sets out scope and fees in writing before anything is agreed.
Prefer email? Write to propertymanagement@dibonelli.com