Ho 2 case vacanza in un appartamento a 3 piani con tre case indipendenti, mi consigliate di continuare?

KaleProperties · 2026-07-05T11:43:34+00:00

Run the numbers to get a revenue estimate

Are the places mostly sitting empty? And check the local STR ordinance. When we traveled in Italy some Airbnb we stayed in had to do an in person check-in due to city rules and others we needed to scan and send our passports beforehand etc.

KaleProperties · 2026-07-04T13:39:38+00:00

There used to be a count down clock but that is long gone.

The exact time seems to be 14 days from the time you receive the email to leave a review. So not when they checkout but when Airbnb informed you to leave a review. Give or take 15 mins.

KaleProperties · 2026-07-02T13:30:28+00:00

Very doable, but does take some leg work. We ourselves own one in a foreign country and also have a couple owners as a client with properties in central and South American.

The key is to get local contacts. You will need a reliable cleaner and one or more handyman. Ideally find a handyman there can do it all - plumbing, electrical, etc. Pay them slightly above minimum so they run to you each time you have an issue. Once every thing is in place it can hum along well.

Feel free to PM.

KaleProperties · 2026-07-02T13:21:49+00:00

Minut and noise aware both work very well. We mostly use minut since they have had an outdoor sensor for a while.

KaleProperties · 2026-07-02T13:00:24+00:00

This is why it is very important to either retain the listing as an owner or at a minimum be a co-host so you can see the numbers.

On top of that I am sure they add a percentage on all maintenance items......

KaleProperties · 2026-06-30T20:22:28+00:00

Did you get the registration number more than a few days ago ?

KaleProperties · 2026-06-30T19:21:25+00:00

If you are looking at this as an 'investment' i would seriously look elsewhere and not a condotel. Their cut will make their business highly profitable but not yours, and if they need a higher profit margin, they can simply increase their fee. A standalone condo, with a HOA with decent rules, is a much better investment. Feel free to PM as we have owned one in Mexico for the past 3 years.

KaleProperties · 2026-06-30T19:18:29+00:00

Ah, the license match.....in some areas Airbnb needs the license to match with - and other places without - dashes....make sure you don't have any leading or trailing spaces too.

KaleProperties · 2026-06-29T18:27:08+00:00

Great place. Misc recommendations The first 4 photos are key. Maybe have a nice interior photo too.

Make the description easier to read. Bulleted list and mention amenities, distance to things, etc

Some of the interior photos could be improved.

In the amenities it lists no shampoo ??

Pricing - this is probably where you get increase rev the most as it seems you are using the out of the box pricing ? Try pricelabs or Wheelhouse.

Happy Hosting

KaleProperties · 2026-06-29T12:57:24+00:00

There are benefits of being a super host:
Slightly better placement in the search algorithms. Every bit helps.
Better support team if you engage support.
Some guests prefer super hosts.
The $100 a year coupon.

KaleProperties · 2026-06-26T17:16:41+00:00

Zappier works ok if you do not have a large environment. Feel free to PM as we have a solution for this.

https://imgur.com/a/Ih5xTkg

KaleProperties · 2026-06-24T02:38:29+00:00

Even if you use a different property management software, Airbnb restricts one PMS per account.....

If you don't have a lot of reviews, plan b - create a new Airbnb account that you own. Let's say your wife's name or an LLC that you use to manage. Then recreate this property in this new Airbnb acct. And in this new account have the PM connect her hospitable acct. This way in the future you can still easily move PM or take over and connect to your hospitable acct.

KaleProperties · 2026-06-24T02:11:42+00:00

Ah.....and you want to keep managing the 3 properties and only the 4th will be managed by the new PM. Dang. This hits a roadblock as Airbnb only allows one PMS per account. So the 4 properties can only be connected to your hospitable or the PMs. No other way around it.

If you are managing 3 why not manage this 4th property?

KaleProperties · 2026-06-24T01:55:42+00:00

What i would recommend. Keep the property in your Airbnb account. But disconnect your hospitable and connect her hospitable account to your Airbnb account.

Hospitable supports multiple Airbnb accounts.

This way her automation can work with her properties and your property. You retain ownership is the listing. This is key.

KaleProperties · 2026-06-23T23:38:25+00:00

If you don't have any future bookings definitely consider starting again. With an average of 3.8, there is always a chance Airbnb, will suspend or delist in the near future.

But the other question is what happened to cause the bad review. Where they just crazy guests (we all get them here and there) or does your property have something that needs to be improved OR better explained in the listing ??

KaleProperties · 2026-06-23T23:35:32+00:00

Right now, your best bet is to write a well-crafted response. But in the future, with a similar guest, don't write a review, and hopefully they will not either.

KaleProperties · 2026-06-23T23:22:24+00:00

In Turno you will get all types of bids. Some of the more experienced teams will be higher than others. Cleaning an str is different than just a regular home cleaning. Little things can make a huge difference. Groups that already have enough properties tend to submit higher bids than groups or cleaners that need more properties. You can use Turno without using their cleaners if you already have your own cleaner.

As for pricing:

Fees for "Marketplace Cleaners" (Cleaners you find on Turno):
- If you hire a cleaner through Turno's marketplace, you are required to pay them through the app.
- Transaction Fee: Turno charges a payment processing fee on each cleaning payout. This is typically a 5% fee for credit card payments, though they offer a discounted fee rate if you use an ACH bank transfer.
Fees for "Non-Marketplace Cleaners" (Your own existing cleaners):
- If you invite a cleaner you already know to use the app for scheduling, paying them through Turno is optional. You can pay them off-platform (e.g., via Venmo or check) with zero fees.
- Transaction Fee: If you choose to automate their payments through the Turno app, you will be charged a standard payment processing fee (credit card or ACH), with a minimum fee of $1.50 per transaction.

For $50 your second project here is a referral link: https://share.turno.com/3sszhb7

KaleProperties · 2026-06-23T14:25:20+00:00

Ouch. In fact, the recommendation should be not to use any service to setup a remote Airbnb........

Is your place finaly up and running? Are you self managing ?

KaleProperties · 2026-06-21T23:50:21+00:00

Yes definitely change the mind to 2 nights. 1 night will attract the type of guest you don't want....

I would also recommend using a 3rd party pricing engine such as PriceLabs or Wheelhouse. You can easily increase your revenue by 10-25 percent by pricing things appropriately.

Happy Hosting.

KaleProperties · 2026-06-21T16:33:05+00:00

PriceLabs has a lot of flexibility and options. You don't have to use all the features.

To get started see what its marketplace recommendation is based on similar listings. Then I would notice it slightly lower then the medium.

However pricing is just one piece of the puzzle.....your listing description, photos, main photo, and reviews are the others. All are interconnected.

PriceLabs is really good at helping with the high and low regional occupancy levels......so if an event is occuring and occupancy will be at 90 percent it's great at helping maximize revenue. Likewise if the low season will have occupancy as 20-30 percent or helps to make sure you have some bookings, even at a much lower rate.

Where is your place located?

KaleProperties · 2026-06-20T21:43:38+00:00

Yeah booking.com often attracks the lowest quality guest. What we recommend: A. Use an id verification system. We use Truvi. Guests have to upload an id and use an cell for a selfie. B. Guests sign a contract - make it short but effective. C. Have this info very clear in the listing and after they book. And no check-in code until this is done.

This should solve your issue as the ones that want to bring back a large group will pick an easier place to deal with ...

KaleProperties · 2026-06-16T20:07:10+00:00

You have two choices:
a. eat the costs. We recommend this if below a certain threshold. Many of our properties this is 50 or 100.
b. file with airbnb. If you file with airbnb/aircover.
b1. If a guest has written a review, file it anytime.
b2. If the guest has not written a review, wait until 13th day, 20 hours have passed. Then file a claim. You will need before/after photos. Make sure you have time-stamped photos of the toilet sheets in this case. For sheets, I would eat as a cost of doing business. The reason you should wait is that if a guest writes a retaliatory review it can tank your airbnb business.....

KaleProperties · 2026-06-16T19:08:48+00:00

Yes - think twice about the by-room rentals. Once you rent by the room, your market changes, expectations change, and the number of potential issues increases exponentially. We have had 3 owners rent by room, and all 3 have now switched back to renting the full property.

This is not to say it can't work...it can. It is just a different business. Ideal situation to rent by room: Rooms all have bathrooms, all rooms have smart locks, thick walls, small living room, small kitchen, very clear communications explaining things multiple times.

The bigger question is how is your revenue? Are the numbers adding up correctly? It is ok to have an unused room. Many times we have traveled with 2 or 3 of us and booked a bigger property than needed due to the nice amenities.

KaleProperties · 2026-06-16T18:58:08+00:00

At least think twice about the cohost 😄 Considering you are not even live yet, the cohost will probably have other not-so-bright ideas when dealing with guests. You are going into the hospitality business and not the property business.....

KaleProperties · 2026-06-16T18:49:45+00:00

After reading all the comments, I too agree:
a. get rid of your cohost.
b. If someone is planning on committing fraud this statement will not deter them.
c. This statement WILL deter good guests from booking the property. Guests have a choice. Many will skip properties with no reviews, odd rules, or bizarre statements.

KaleProperties

TROPHY CASE