Between have the license and get your first booking there's an order that should be respected: first paper and secure in order, then equipment and photos, after the release of the announcement with an aggressive launch price to get your first reviews, and finally the price and channel setting once you have a record. It's normal that the first two or three months of employment be lower than that of a housing with built-up reviews: it's a start-up ramp of any new announcement, not a sign that something's wrong.
0 week: paper, registration and insurance
Antes de pensar en fotos, cierra tres cosas: que el número de registro autonómico esté concedido (o en el punto exacto del trámite que te permita operar), que tengas contratado un seguro de hogar con responsabilidad civil que cubra expresamente el uso turístico —muchas pólizas ordinarias no lo cubren—, y que sepas qué modelo de alta fiscal te corresponde (consulta con tu asesor si tu caso requiere el modelo 036/037). Empezar sin esto resuelto es la causa más habitual de que una vivienda se quede parada semanas después de tener ya la licencia.
1-2 Weeks: equipment, photos and announcement
With the papers in order, play the minimum equipment required by your community (air conditioning, kit, demand sheet and what will mark your autonomous regulations) and photo session: it's the individual variable that weighs most on how many challenges you get a new announcement. The announcement - title, description, well-declared comforts - and published in the relevant channels of your area with a synchronized calendar from the first day.
Weeks 2-4: launch price and first bookings
A newly published announcement has no review, so compete at a disadvantage with housing with a history. The way to make up for it is a launch price under your final target during the first few weeks: get first bookings and reviews faster, and that's what allows you later to put up the price with real data, not guessing. It's deliberately and for a limited time, not the price at which you plan to stay all year.
Mes 2-3: reviews, price setting and channels
With the first reviews already published, the fine tuning begins: to incremental the price according to actual occupation, to review what channel more demand is entering and to strengthen them, and to respond with care to every review - good or bad - because at this time each weighs far more on the perception of the announcement than once you have a hundred accumulated. It's also time to check if dynamic prices are well calibrated or if they are still anchored at launch prices.
What jobs to be held for first quarter (ramp)
Any new tourist housing goes through a start-up ramp: lower jobs and average prices in the first few months, and they get up as they accumulate reviews and the announcement gain place within the platforms. It's not a fault of the house or its manager, it's the normal conduct of any new announcement with respect to competition with history. What does make the difference is how long that ramp takes to get straight, and that's where it's bad to have been good with previous weeks - photos, launch prices, quick response to first reservations.
Errors that lengthen the start ramp
The most common delays in these first 90 days do not come from the demand of the area but from the launch management itself: to publish the announcement with photos made with mobile and bad light, to leave the launch price too high for fear of "giving up" the first nights, to delay responding to the first messages of potential guests - something that penalizes the announcement's position from the first day -, or to publish on a single channel when your area has an important demand in several. Any of these mistakes doesn't stop you from selling, but it does extend several weeks of time until the announcement starts to move normally.
What to have prepared before first cleaning visit
A housing manual (wifi, appliances, community standards), a minimum stock of bed linen and spare towels should be ready from the first guest to avoid an explicit laundry between check-out and check-in and a clear communication channel for urgent incidents. They are details that have no bearing on the license or registration, but they have an impact on the first review, and these first 90 days weigh more than at any other time of the announcement's life cycle.
FAQ
How long does a tourist home have to have their first reservation?
It depends on the area and the season you have activated the announcement but with photos, price and description right, the usual thing is to get first reservations in the first two weeks after publication.
Why do we recommend lowering the price by launching the announcement?
A new announcement has no reviews and no record, so compete at a disadvantage with housing with an accumulated reputation. An aggressive launch price during the first few weeks gets the first reserves and reviews faster, and that's what later allows you to get up the price with data, and not with hope.
Is it normal for jobs to be low for the first month?
Yeah. Any new housing goes through a start-up ramp: less reserves and lower prices while building history and reviews. It's not a sign that housing doesn't work, it's the regular starting point of any new announcement.
Can I publish the announcement before we have the license granted?
Not on tourist platforms: you require an autonomous registration number to publish as a tourist housing. You can prepare photos, texts and equipment while you are waiting for resolution, so as to avoid wasting time when I get here.
When do I sign up for the passenger register?
Before we get your first guest. The registration of passengers (SES.HOSPEDAJES, required by RD 933 / 2021) is required from the first stay, not something that can be left for later.
Do we have to leave at the Treasury as well?
Si vas a operar la vivienda como actividad económica, sí conviene revisar el alta censal correspondiente (modelo 036/037) con tu asesor fiscal antes de la primera reserva; si es un alquiler ocasional sin estructura de actividad, tu gestor te dirá si aplica en tu caso concreto.
Do we talk about your place?
We give you an estimate with information about real housing that we already manage, not an invented number. Free and free.