THE COMPLETE GUIDE TO AIRBNB PROPERTY MANAGEMENT
By Host Solutions
Introduction (Estimated Read Time: 1 minute)
Welcome to the world of Airbnb property management! This guide is designed for beginners who are looking to maximise their rental income and create exceptional guest experiences. At Host Solutions, we're passionate about helping property owners like you succeed. This booklet will walk you through the essential steps, from evaluating your property to optimising your listings and managing your business. Host Solutions is your trusted partner in Airbnb property management. We offer a range of services tailored to your needs, ensuring your property is professionally managed and generates optimal returns. Listing your property as a short-term rental provides:
10 – 40% Increased ROI With Short Term Rentals
Flexibility Allowing Owners To Visit When Desired
Location is Everything
What’s Great About Your Property’s Location?
(Estimated Read Time: 2 minutes)
Let’s say there are two ways to describe your property.
The first says: “A three-bedroom, two-bathroom home with a single car garage, located on the Coast.”
The second reads: “Wake up and step onto the sandy white beaches of the Coast. Enjoy vibrant local cafes, restaurants, and markets — all within walking distance of your beachfront Airbnb escape.”
Which one is more compelling? Most buyers and renters look for proximity to schools, shops, transport and dining. These things matter just as much — if not more — when it comes to short-term rental guests. But with Airbnb, there’s an added layer of thinking: you’re selling an experience, not just a location.
What Attractions Are Nearby?
What is your area known for? Sandy beaches, trendy cafes, local wine bars, family-friendly parks or easy access to hiking trails?
To thrive as an Airbnb host, you need to think like a hotelier. Every guest chooses your property for a reason — your job is to highlight what that reason is. Let’s build an example...
Example Property Details:
Location: Quiet neighbourhood in CBD
- 3 Bedrooms
- 2 Bathrooms
- 2 Car Garage
- Balcony
- Air Conditioning
- Included Wi-Fi
- $249 Per Night
Who Will Stay In The Property?
(Estimated Read Time: 1 minute)
Identifying your target guest is crucial for tailoring your property and marketing efforts.
Ask yourself: Are you targeting families, couples, solo travellers, or business professionals? What are their needs and expectations? (e.g., amenities, space, proximity to attractions).
What is their budget? Understanding your ideal guest allows you to create a property and listing that specifically caters to their preferences, leading to higher booking rates and positive reviews.
Crafting the Right Message
(Estimated Read Time: 2 minutes)
Your listing description is your opportunity to showcase your property's best features and entice potential guests.
A well-crafted description can significantly impact your booking rates. Before/After Examples:
Before: 'Cozy apartment in the city.'
After: 'Charming and spacious one-bedroom apartment in the heart of Adelaide, just steps away from the Central Market and Rundle Mall. Enjoy modern amenities, a fully equipped kitchen, and a private balcony with city views.'
Key improvements: Detailed description of features and location. Use of descriptive adjectives. Highlight of key amenities. Inclusion of nearby attractions.
Research Your Competition
(Estimated Read Time: 1 minute)
Understanding your competition is essential for pricing your property competitively and differentiating your listing.
Tip: Use Airbnb's search filters to identify similar properties in your area. Analyse their pricing, amenities, photos, and reviews to understand what works and what doesn't. Implement tools that automate competitive pricing analysis.
Host Solutions Insight: We offer comprehensive competitor analysis reports to help you stay ahead of the curve and optimise your pricing strategy.
Common Management Hurdles
(Estimated Read Time: 2 minutes)
Managing an Airbnb property can be challenging. Here are some common hurdles and how to overcome them:
📆 Occupancy Fluctuations: Implement dynamic pricing strategies and target off-season travellers.
🧽 Cleaning and Maintenance: Establish a reliable cleaning schedule and conduct regular maintenance checks. Work with a professional cleaning service.
💬 Guest Communication: Respond promptly to inquiries and provide clear instructions for check-in and check-out. Set up automated responses for frequently asked questions.
🔐 Key Exchange: Install a smart lock or key safe for convenient and secure key exchange. Offer flexible self check-in and out options.
Lockboxes
Imagine this: it’s a cold, quiet winter night in Adelaide. You’re fast asleep, finally enjoying some rest after a busy week, when your phone vibrates on the nightstand. It’s 1:45 AM. You check the screen — it’s Emily, a guest staying at your Airbnb property in Norwood.
She’s locked out.
You throw on a jumper and shoes, jump in the car, and drive across the city to help her out. When you get there, she explains that she left the keys inside after stepping out for a quick walk… in her pyjamas. Not ideal. You smile politely, unlock the door, and head home again — wide awake and very much over it.
As a host, you shouldn’t have to play emergency locksmith.
That’s why at Host Solutions, we make sure our clients never end up in this situation. Every property we manage is fitted with two secure lockboxes within the first week — one for guests and one for our cleaners. Each guest is provided with a code to access the lockbox as part of their check-in instructions.
If they ever misplace the key or have trouble getting in, our 24/7 local support team can remotely reset the access or unlock the cleaner’s box — no late-night drives, no hassle, no extra cost.
Setting up simple, reliable systems like this not only saves you time and stress — it keeps your guests happy.
Guest Verification
“It’s just me and my partner,” said Bob when booking for New Year’s Eve.
The stay is over, the guests have left — and now your cleaner is calling. There’s a hole in the wall. Stains on the benchtop. It looks like Jack had a great night, but you’re left dealing with the aftermath.
These situations can happen in any form of property management, but short-term rentals involve a high volume of guests coming and going — which naturally increases the chances of occasional damage. Even if it only happens once in every hundred bookings, that one instance can be costly and frustrating.
That’s why guest screening and clear communication are essential. Keeping repair costs low and maintaining a high-quality guest experience is key to preserving your property’s reputation and 5-star rating.
Interior Design - Focus On The Long Term
When you turn to an interior designer or property manager for styling advice to boost your nightly rate, there's one key question that often gets overlooked: “Will it last?”
Guests will be using every part of your property regularly — furniture, décor, appliances — so everything needs to be built to withstand frequent use.
For example, should you place a delicate ceramic sculpture on the TV unit, or opt for a stylish yet sturdy décor piece that won't shatter if bumped? A light linen couch might look stunning, but would a dark-toned, stain-resistant fabric make more sense long-term?
You’ll achieve better returns and happier guests when you consistently ask yourself: Will this hold up over time?
When managing a property, your goal is to deliver an experience that’s as close to perfect as possible — without compromising your bottom line. Design choices should reflect not only good taste, but also practicality for the location, guest type, and price point.
A polished concrete floor may be ideal for a modern beachside apartment, while plush rugs and warm lighting might suit a cosy winter retreat in the Adelaide Hills.
Listing on Airbnb (Step-by-Step)
(Estimated Read Time: 2 minutes)
Create an Airbnb Account: Sign up for a free account on Airbnb's website or app.
List Your Property: Click 'Host' and follow the prompts to create your listing.
Write a Compelling Description: Highlight your property's best features and target your ideal guest.
Upload High-Quality Photos: Use professional photos that showcase your property's appeal. Ensure good lighting and clear images. Top tip: make sure you clean property’s inside, outside and windows prior to photographs.
Set Your Pricing: Research comparable properties and set a competitive price. Use pricing software external to Airbnb for the best results.
Establish House Rules: Clearly define your expectations for guests.
Set Availability: Update your calendar regularly to reflect accurate availability.
Review and Publish: Carefully review your listing before publishing it.
Pro Tip: Optimise your listing with keywords relevant to your location and target guest.
Cleaning
(Estimated Read Time: 2 minutes)
If you’ve ever stayed in a quality hotel, you’ll know the joy of sinking into a freshly made bed with crisp, clean sheets — maybe even finding a mint on the pillow or a towel folded into something fancy. That same feeling of comfort and care is what your guests should experience every time they walk into your Airbnb.
The details matter: the scent of a clean home, soft towels, spotless carpets, a sparkling dishwasher, and maybe even a small welcome gift like a bottle of wine. These finishing touches leave a lasting impression — but only if they’re done consistently and to a high standard.
If you're hiring professional cleaners, don’t just choose based on price. Interview them. Learn how they operate, how big their team is, check their reviews, and understand how they maintain accountability.
At Host Solutions, our cleaning team is required to submit an exit condition report after every clean, ensuring the property is always guest-ready.
Prefer to handle cleaning yourself? That works too — just make sure you follow a thorough cleaning checklist, invest in quality equipment, and inspect the property with a guest’s eyes after every stay. A spotless home is one of the fastest ways to earn glowing reviews and repeat bookings.
Systems & Success
(Estimated Read Time: 2 minutes)
Implementing efficient systems is crucial for long-term success. Consider the following:
Accounting Checklist:
Track all income and expenses.
Use accounting software (e.g., Xero, QuickBooks).
Set aside funds for taxes.
Consult with a tax advisor.
Systems Checklist:
Automate guest communication (e.g., pre-arrival instructions, check-out reminders).
Use a property management system (PMS) to manage bookings across all of the major platforms like Airbnb, Booking.com, Stayz, Google Vacation Rentals and your own direct booking platform, pricing, and guest communication.
Implement a system for tracking and responding to reviews.
Have questions? Contact Host Solutions Today!
Email: hello@hostsolutions.com.au
Phone: +61 400 323 891