When you compare two property managers, the commission percentage tells you little unless you know what it covers. Here you will find, item by item, what we do for your home with Abitare's full management service. The commission is 30% + VAT, calculated on net revenue, with no fixed fees and no set-up costs: if the home earns nothing, you pay nothing.
Listings and distribution
- Professional photos and listings written in several languages, with clear descriptions and house rules.
- Publication on several channels: Airbnb, Booking.com, Vrbo, smaller portals and our own direct booking site.
- A single calendar: the channels are connected through a channel manager, so dates are always in sync and there are no double bookings.
- Review management: we reply to reviews and use guest feedback to improve the home.
Pricing and calendar
- Dynamic pricing recalculated every day based on season, events, demand and available dates. The Sanremo Festival and the other major events have a dedicated strategy.
- Stay rules (minimum nights, booking lead time) adapted to different times of the year.
- The home is still yours: when you need it, you block the dates and the calendar updates on every channel.
Guests and hospitality
- Guest communication before, during and after the stay, in several languages.
- Online check-in with identity verification before arrival: you always know who is staying in your home.
- Registration on Alloggiati Web (the police guest registration system) for every guest, as required by law.
- Support during the stay: if there is a problem, we step in.
Cleaning and our own laundry
Many agencies outsource their linen to external suppliers. We have our own laundry: we wash and sanitise sheets and towels ourselves, with quality control and reliable timing. This allows us to handle changeovers even when a departure and an arrival fall on the same day.
After every stay our teams clean the home following a checklist. Where applicable, the final cleaning fee is paid by the guest.
Safety and regulations
A short-term rental property must meet specific obligations. With us:
- we apply for the CIN (the national identification code for rental properties) and include it in every listing;
- we check the required safety equipment, such as detectors and fire extinguishers, and tell you what is missing;
- we leave emergency instructions in the home for guests;
- we check the home against the Bollino Abitare (our quality checklist) before it goes live.
For a full picture of the rules, our article on tax, CIN and regulations is worth a read.
Tax and documents
- Withholding agent (sostituto d'imposta): we withhold and pay the 21% tax on short-term rentals on your behalf, and at the start of the year we send you the Certificazione Unica (the annual Italian income certificate). You can let your home as a private individual, without a VAT number.
- Tourist tax: we collect it from guests and pay it to the local council.
- Accountant pack: CU, withholding tax and tourist tax in a single file, downloadable from the app.
This article is for information only and does not replace your accountant's advice on your specific situation.
Maintenance
If something breaks we spot it straight away, have it repaired and you will find the work in your statement with the receipt. For more substantial jobs we ask for your approval first.
Statements, transfer and owner app
- Transfer by the 15th of each month for the previous month.
- Line-by-line statement: revenue, commission, cleaning, any maintenance, withholding tax.
- Owner app: live bookings and guests, revenue with year-on-year comparison, statements and documents. The app is part of Abitare OS, the management software we use every day: it was developed by Federico Aresio and is licensed to ABC SRLS, the company that runs Abitare.
If you want to see how the price paid by the guest becomes your transfer, with a complete example, read how the figures work. For an estimate for your home there is the income calculator.
What is not included
For transparency: utilities, service charges, property taxes, any purchase of missing furniture or equipment, and repairs remain the owner's responsibility. Every expense incurred on your behalf is documented in the statement.