AirBnB Co-Hosting: Difference Between Property Managers

[Audrey H.]

I've been hosting AirBnB guests on our properties (locally here in California and remotely in France!) with success. The best part is, I'm having a blast while doing it.

I think my enthusiasm caught the eye of some local real estate brokers, who are also property owners thinking of switching from long term tenants to AirBnB. Some have asked me to help Co-Host and help with the bookings, initial setup (photography, creating customized welcome packages for the guests, custom listings that adhere to AirBnb standards, organizing for furniture assembly and interior design, etc.)...

I understand that in California, only licensed agents can be property managers. Can anyone point out the obvious do's and don'ts that I should avoid if I wanted to help co-host for a fee, so that I am not labeled a property manager? There are probably nuances that I wouldn't catch right away. 

This would be the potential scope of work:

• Create a custom listing for each of your AirBnb listings
• Photography + Photo editing
• Create custom rule handbook for guests
• Create custom (physical) guest welcome guidebooks with local restaurant recommendations, attractions, directions, etc.
• Consulting on cost effective strategies with Airbnb related purchase
• Accompanying to purchase items for Airbnb
• Moving, assembling all furniture and installing technology for property (1 day’s worth of work $300): bed, video surveillance, locks, etc.
• Manage all communications with guests including check-in, check out, local attractions and recommendations
• Manage communications with cleaning service if needed
• Monitor the cloud-based outdoor surveillance and report to owner.
• Check rates daily and adjust prices to remain competitive
• Purchasing toiletries for guests once a month with owner reimbursement (optional)
• Physical visitation to properties (optional)

Thank you in advance for any input. Would love to know if any of this would be considered property management.

[Jared Higginbotham]

I actually own and operate a business here in Tampa that does this exactly. You are not acting as a property manager. You are Co-Hosting! I believe in all 50 states you must hold a brokerage license to perform traditional property management but good thing that is not what we are doing! 

We are not property managers in any form. We do not actually broker deals between two parties. At Teal Door Hosting we call ourselves concierges because we are full service hosts that operate in the hospitality management industry. Most importantly we do not ever broker any kind of lease agreement between parties. We also utilize third party sites like Airbnb to disburse payments. We never actually pay our owners from our own accounts. This type of agreement certainly walks along a very gray line but we are definitely not property managers and I would never agree that we are acting as one.