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End of guarantee

Your rental guarantee is ending. What now?

If your developer’s guaranteed return is coming to an end, you have a decision with a date on it. This is what that decision involves, and what to look at before you make it.

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What just happened

The guarantee ends. The property does not change.

For the guarantee period you received a fixed figure. From now on you receive what the property actually earns, which may be more, may be less, and is now visible for the first time.

  • You are about to see the real numbers

    A guaranteed return hides performance by design. The first year after it ends is the first year you can see what your property genuinely does: how many nights, at what rate, in which months.

  • The rental pool option, honestly

    Most developers offer continued management, often as a pool that averages returns across units. That is a real product with a real advantage: you are insulated from your own unit’s performance. The cost is that a well-positioned unit subsidises a poorly positioned one, and you cannot tell which yours is.

  • Independent management

    Your unit’s performance becomes yours, up and down. This suits a good unit and punishes a weak one. Which yours is should be a question of evidence, not optimism.

  • Sell

    A legitimate answer, and worth pricing before you decide. Just be aware that a unit sold at the end of a guarantee period, in a building where many owners are deciding at once, is being sold into supply.

Before you decide

Four things to establish first.

  • What did your unit actually earn?

    Not what you were paid, but what the unit produced. Ask the operator for occupancy and average rate for your unit specifically, not the building average. If they will not provide it, that is information too.

  • What is your unit’s real position?

    Floor, aspect, view, noise, distance to the lift and the pool. Within one building the spread between the best and worst units is large, and it is entirely predictable from a floor plan.

  • What does the building allow?

    Some buildings restrict who may manage units, or require rentals to go through the operator. Read the rules before you assume you have a choice.

  • What are comparable units doing?

    This is what our market analysis covers: what units comparable to yours actually booked over twelve months, and where in that range yours would sit. It is free, and it is the same data whether or not you ever speak to us again.

Being fair about it

When staying in the pool is the right answer.

  • Your unit is weak within the building

    Low floor, no view, next to the service lift. Averaged returns are worth more to you than your own performance, and leaving the pool would cost you money.

  • You want certainty over upside

    A pool smooths the year. If a predictable number matters more to you than a higher expected one, that has genuine value and independent management does not offer it.

  • The building is genuinely well run

    Some operators do this properly. If your statements are itemised, your questions get answered and the numbers hold up, you may already have what you would be shopping for.

Straight answers

Questions owners ask at the end of a guarantee.

Can I leave the developer’s rental programme?
Usually yes, subject to notice, but check two documents: your rental management agreement and the building’s rules. Some buildings restrict who may operate units within them, which is a separate constraint from your contract with the operator.
Why was my guaranteed return higher than what the unit earns?
Sometimes it was not: some units genuinely earn more than the guarantee, which is exactly why the guarantee ends. Where the guarantee was higher, it was generally priced into the purchase, meaning you paid for it up front. Neither case is a scandal; both are worth understanding before deciding what comes next.
How do I know if my unit is a good one?
Floor, aspect, view, noise and layout, compared against what similar units in your area actually booked. That is precisely what we put in the free market analysis. For your unit, not the building average.
Is this a good time to sell?
It is the moment when the most owners in your building are asking the same question, which is rarely the best moment to be a seller. Get the rental picture first: it tells you what you would be giving up, and it is what a buyer will ask you for anyway.

Reviewed . We update these pages when the practice on the ground changes, not on a schedule.

Where to go next

Talk to the person who would look after your property.

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