Switching short-let management company: keeping your reviews and bookings

Unhappy with your short-let manager? Switching is easier than most owners think, if you know one thing first: whose Airbnb account your listing sits on. That single detail decides whether your reviews, and your ranking in Airbnb search, come with you or stay behind.

Why do your reviews matter when you switch?

A listing with dozens of good reviews ranks higher in Airbnb search and wins more bookings than a new one. Losing those reviews can mean weeks or months of lower income while a new listing builds up again. So before you give notice, find out where your listing actually lives.

What if the listing is on your own account?

This is the best position to be in. If your manager was added to your listing as a co-host, you remain the listing owner. You can remove them yourself. Airbnb's Help Centre explains that once a co-host is removed, they won't be able to update the listing, accept or decline booking inquiries, view the calendar or message guests.

Your listing, its reviews and its history stay with you. Your new manager is simply added as a co-host instead.

Be aware that Airbnb says you're still responsible for current or future requests, including those accepted by the co-host. Plan the handover so existing guests are looked after.

What if the listing is on the manager's account?

Many management companies create listings on their own accounts. If that's your situation, moving the listing is harder. Guesty, a property management software company, explains that moving a listing to a different Airbnb account creates a new listing, and that any existing reviews associated with the listing aren't transferred.

In practice, that usually means starting again with a new listing and no reviews. Your new manager should have a plan to rebuild momentum quickly, through sharp photos, careful pricing and fast responses in the first few weeks.

What should you check before you give notice?

1. Your contract. Look for the notice period, any minimum term, and any fees for leaving early.
2. Whose account the listing is on. Log in to Airbnb and check whether you can see the listing. If you can't, it's on the manager's account.
3. Future bookings. Ask who will honour bookings already made for dates after you leave, and how the money for them will be paid.
4. Your keys, codes and contacts. Get back every key, lockbox code and smart-lock access, and your cleaner and trades contacts if they're yours.
5. Your photos and listing text. Ask who owns them. If you paid for the photography, ask for the files.
6. Money owed. Ask for a final statement, including any deposits or damage claims still open.

How do you switch smoothly?

• Give written notice, in line with your contract.
• Agree a handover date, ideally in a quieter week, not in the middle of a busy weekend.
• Every guest with a booking is told who to contact and how to get in.
• Add your new manager as a co-host on your own listing, if you have one.
• Keep records of every message and payment during the handover.

How long does switching take?

1. Week 1: read your contract, check whose account the listing is on, and talk to potential new managers.
2. Weeks 2 to 3: give written notice and agree a handover date.
3. Handover week: transfer keys and codes, update guests with bookings, and add your new manager to your listing.
4. The first month after: watch bookings, reviews and messages closely, so any problems are fixed fast.

What are the common mistakes?

• Giving notice before checking whose account the listing is on.
• Forgetting guests who have already booked for dates after the switch.
• Leaving old lockbox codes unchanged.
• Not asking for the photos you paid for.

What should you ask a new manager?

Ask any new manager, us included, whose account your listing will sit on. At Guestwise, your listing sits on our booking accounts, so its reviews stay with those accounts if you leave. We'll explain exactly how this works before you sign.

Before you switch, compare what each manager would actually put in your bank account, not just their fee. Houst's guide notes that fees typically run from 15-25%, but what's included varies widely. Read How much do Airbnb management companies charge?

Get my free valuation

This is general information, not legal, financial, tax or insurance advice. Market figures are averages as of the date shown above and change every month. Speak to a qualified professional before you act on anything here.