The minimum required by most operators are toilets, kitchen and heating functioning properly and the furniture and tourist equipment normally put by those who exploit the housing, and not by the owner. If it's the company that invests in Reformation or Furniture, that investment will often be deducted from rental for an agreed term or extend the minimum duration of the contract and if you prefer to invest, the most high-income reforms are those that expand capacity or add pool, fireplace or hot tub. Any work that needs a local license should be processed before we start, and not after.
The minimum required by a company: toilets, kitchen and heating
Before thinking about a swimming pool or hot tub, there's a more basic level that any serious operator checks first: that the housing works. Operating baths without active moist, cooking under conditions of use, heating that cover the winter of the saw and hot water without problems. The house doesn't have to be completely refurbished and decorated with a tourist taste - and that's what people will care about if they close their contracts with them - but structural and basic installations are solved. A house with minor outstanding reform isn't an automatic discount, as long as we speak from the beginning of who takes it and how soon.
Furniture and equipment: who puts them
The furniture and equipment designed for tourist use - full kitchen, bed and towels, photo-oriented décor and booking - usually takes care of the person who will exploit his or her house, but not his or her owner. It makes sense: it's the one who needs the house to be seen and run in a concrete way to maximize reserves and it's an investment that regains with the operation. That should be explicit in the contract: what does each party put up with and what about that furniture if the contract ends - normally remains at home, unless otherwise agreed.
If you invest the company: how you pay for income and term
When the company takes care of a significant change or an investment in furniture, it's common for that investment to be composed of two forms, sometimes combined: Longer minimum contract term and a compensation clause if the owner decides to terminate his contract before that period without justifiable cause. Neither of these things is assumed: they have to be written with concrete figures and deadlines before signing, but as a generic expression of "good faith" between the parties.
If you invest: what reform increases income more
If you prefer to be the one to invest in housing before rental, not all reforms weigh as much as an enterprise can afford. The most high prices of a rural house are those that extend the capacity - an additional bedroom if the distribution allows them - or add the price levers that move the demand from the rural: pool, fireplace, outside Jacuzzi, a closed and dedicated plot. A bathroom or kitchen reform improves the guest's experience and prevents complaints but by itself often has less impact on rent than an extension of spaces or a new pool.
Timelines and work leave
Any work that affects the structure, built area or distribution requires permission of municipal work before starting. A minor finish reform usually suffices with a responsible declaration or prior communication as ordered by each town council. The deadlines vary greatly from town to town, so it's best to check before setting an opening date for the house with whoever will exploit it: starting to operate without the work formally closed is a risk that doesn't make up for a few weeks advance.
The tourist license should also be overlooked in this calendar: if your town requires to conduct them before they start to get their guests, the term of office can be longer than that of their own work and both have to be planned at the same time as after each other.
How to document the investment before start
Whoever pays for the reform should have three things written before any work begins: a detailed and signed budget by the supplier, an implementation schedule with date of delivery and a clause in the lease contract that includes what happens if the work is delayed or if the final result does not coincide with what was budgeted. It's common for these works to be performed directly by the company that's going to exploit the housing with its own providers of confidence in the area, precisely because they know what finishes and what distribution best yield to tourist rental. Even so, the owner has the right to ask to see the budget and result before anything about the income or to extend the contract for that investment.
FAQ
What's the minimum that a company wants to rent my place?
That the basic facilities work: operating baths, kitchen under conditions, heating and hot water. It doesn't have to be refurbished or decorated with a tourist taste. That equipment usually puts it with whoever's about to exploit the house if the contract's closed.
Who puts furniture and décor for tourist use?
It's usually put by the operator as part of preparing the house to operate and without the owner having to advance that expenditure. That's one of the points that we should leave in writing in the contract before signing.
If the company invests in reforming my house, how do I get that investment back if the contract expires soon?
It depends on what has been agreed: this investment is normally compensated with a shorter minimum contract term or with a compensation clause if the owner rescinds before that period without justifiable cause. That's exactly the type of clause that should be detailed in the rental contract, unassumed.
What reform increases income more if I invest?
Those that expand the housing capacity or add rural prices levers: swimming pool, fireplace, outside hot tub or another bedroom if the distribution allows. A bathroom or kitchen reform improves the experience but often weighs less in rent than to expand squares or add pool.
Do I need a work license to reform before I rent?
Depending on the scope of the work and determined by the town hall where the housing is situated: a minor reform (toilets, kitchen and painting) usually requires only a responsible statement or prior communication while playing structure or expanding area requires license. Always check with your town hall before we start the play, not after.
Can I start announcing the house while reform's still under way?
It's bad to say: Retiring earlier challenges an uncertain date of delivery and a work delay - as usual in any reform - can require them to cancel already confirmed reservations with the cost of reputation that means on platforms. It's best to set an opening date with a margin about the intended date of delivery of the work.
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