The monthly clearance alone isn't enough to judge your manager: we have to look at her with the occupation and the average price of your area, not abstract. The most useful number to put together both are the RevpAR (overnight income, whether or not to care for housing) as compared with that of similar housing in your area. To that are added the reviews, the time of response to the guest and, most important to you, the net that remains with you after commission and expenses. If several of these numbers are lower than expected in your area for more than two or three months in a row, it's time to ask what's going on.
Why monthly clearance isn't enough
The clearance tells you how much you have charged that month, but it doesn't tell you if that's what you should have charged. An income that goes up with respect to the previous month can be good management or just high season; an income that goes up can be a real problem or regular standstill of your area. Without comparing something - your own historic and market area - the isolated number doesn't say anything.
Occupation and average price opposite your area
The first two issues to look at are the employment rate (percentage of nights sold above those available) and the average price per night, both compared with similar housing in your area - not with the Spanish average or with what your housing earned two years ago at a different market. Market data by area of tools such as PriceLabs or AirDNA are the usual reference of the sector and ask your manager to teach them to you.
Revpar: the number that puts together both
The Revpar (available at night) multiplies an average price for an employment and is the most honest number to compare a housing with another: it tells you how much it generates every night of the year, whether occupied or otherwise. A high price but many empty nights housing can have a worse revpar than another with more but most busy price. Compare them to an equivalent place of your area, never abstract.
Review and response time
The average score of your reviews and the response time to guest messages directly affect how and how they place your announcement platforms, so they are also an indicator of management, and not just of satisfaction. A sustained fall in score or response velocity usually anticipates an employment fall in the following months.
Hand-held net: commissions and expenses
The number you really care about is the net that gets to your account after commission, cleaning and maintenance costs. He always asked for a confidential breakdown, and not only a final figure: this was the only way to check that the commission was calculated on an agreed basis and that there was no unjustifiable expenditure. If you have questions about the calculation, check dynamic training at Airbnb To understand how the price should move and compare with your actual clearance.
What to do if number doesn't match
If for two or three months in a row your occupation, your ROPAR or your reviews are clearly lower than expected for your area, ask your manager for a concrete explanation - non-generic - and a plan of what will change. If the answer doesn't come or the number doesn't get better, you have a right to compare with other options: most serious comprehensive management contracts allow them to leave with reasonable notice, without penalization.
How to order these data without generating friction
No need to turn every settlement into an audit. To demand with a quarterly periodicity three things in writing: employment and average price of the period compared with the previous quarter, a couple of reference houses from your area with which these numbers are compared and the breakdown of reserves from the last settlement. A well-performing manager doesn't have a problem with giving this information, and she's trying to share it with some sensible excuses.
What to expect by type of housing
The reasonable employment and revpar ranges vary greatly between a one-room urban floor, a rural villa with swimming pool or a seasonal beach apartment: there is no universal number valid throughout Spain. That's why the useful comparison isn't with a national average but with houses with a size, location and category similar to yours, ideally within the same municipality or region.
FAQ
What's Revpar and why does it matter more than the average price?
The Revpar (available at night) is calculated by multiplying the average price by the employment rate. A housing can have a high average price but low employment, or the other way around, and in both cases the owner can end up earning less than it looks: Revpar puts both variables together in a single comparable number.
What do I compare the Revpar of my place with?
With housing with similar characteristics (size, location, category) in your area, and with the national average and with your previous year's housing with no more context. Tools such as PriceLabs or AirDNA give market data by area that your manager should be able to show you if requested.
How soon should I check these numbers?
The monthly clearance will be sufficient for regular monitoring but we have to look at the trend of the last three months, and we have to look at a few months: a low month can be regular standstill, three months after what's been expected in your area and a sign to ask.
What does that mean for my net to come down even though the occupation goes up?
That may be due to an individual maintenance costs, a lower average price by compensating for the increased employment or that the commission is currently being calculated on a different basis from that agreed. He's always applying for an outstanding breakdown of his disposal, and his final net.
What do I do if the numbers don't match what they promised me?
First ask for an explanation with concrete information about your area and your housing, not a generic response. If after that the number remains unchanged for several months, you have the right to value a change of manager: you can see how it's done at change of rental manager.
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.