Airbnb Management Phuket

Stays of under 30 nights are regulated by the Thai Hotel Act, and most private villas and condos do not hold a hotel licence. Two routes are genuinely open: let on stays of 30 nights and over, which sits outside the Act, or pursue a licence or an exemption where the property qualifies, which depends on the land, the building and the number of rooms. Enforcement is uneven, and it usually begins with a neighbour or a juristic person complaining rather than with an inspection, so being tolerated today is not the same as being protected tomorrow. Anyone who tells you nightly letting is simply fine here is either not reading the law or content to let you carry the risk, and the risk lands on the name on the title. We will tell you which situation your property is in before it goes anywhere near a listing. This is not legal advice, and anything contested belongs with a Thai lawyer.

We do not guarantee a return, and we would be wary of anyone who does. What we commit to is the work: the calendar priced through the season, the property kept in the condition that holds its rate, and problems handled before they reach a review. We work to keep occupancy high, and we report what actually happened either way. As a general picture, a well run Phuket property tends to return somewhere around 5 to 8 percent net a year, after management, cleaning, utilities, maintenance and platform commissions, and before your own financing and tax position. That is an estimate drawn from what we see, not a projection for your property: two houses on the same road can sit either side of that range depending on the plot, the pool, the age of the systems and how much you use it yourself. We send you the real twelve month booking record of comparable properties in your area so you can judge where yours would sit. On the guarantee itself: the offers that arrive with a fixed percentage have that guarantee paid for somewhere else in the agreement, and it quietly changes whose interest the manager is serving, because the gap between the promise and reality becomes their problem to manage rather than something you get to see.

For a good number of owners, yes. Letting from 30 nights sits outside the Hotel Act, the changeover work drops sharply, the wear on the house slows, and the guests tend to be residents rather than holidaymakers. The trade off is a thinner market, longer gaps between enquiries, and a calendar that moves in blocks rather than days. If your building bans short stays, this is not a compromise at all, it is the only version that works, and most juristic persons accept it without argument.

Yes, and your dates go into the calendar before anyone else's. Block a week, a month, or the whole of high season if that is what you bought it for. All we ask is enough notice that we are not cancelling a confirmed booking, because a cancellation damages the listing and the guest remembers it. Worth knowing: a calendar broken into short gaps is harder to fill than a clean run. If you want the same stretch of the year for yourself every year, tell us at the start and we build the pricing and the minimum stays around it.

Something will go wrong, so the question is fair. We reply to every review, including the poor ones, in public and without arguing, because a defensive reply reads worse than the complaint. One honest problem handled properly does very little lasting harm. What does harm you is a pattern: three guests in a row mentioning the aircon, or the cleaning, or that nobody answered. When that starts we come to you about fixing the cause, not about rewording the listing.

It is documented the same morning with photographs, before the cleaner touches anything, and raised with the platform before the next guest checks in. You hear about it with the evidence attached and a recommendation, not with a request to chase anyone yourself. Small things, a chipped glass or a stained towel, are running costs of letting and we do not pursue guests for them, because doing so buys a bad review for nothing. Anything real, a cracked hob or a broken lounger, is a different conversation, and most guests settle it when the evidence is there and the tone stays level.

Often you should use them. If the operator in your building controls the front desk, the housekeeping and the pool, and the juristic person restricts outside managers, working against that usually costs you more than it gains. Ask them for a sample owner statement and a clear answer on how units are placed in the rotation. If those answers are vague, come and talk to us. If they are solid, we will not pretend we can beat a well run in house programme.