By Charlton Gunn, Founder · Published October 2026
Handing your property to an Airbnb manager is a big decision. They will be setting your prices, choosing who stays in your home and looking after an asset that is probably worth more than anything else you own. The difference between a good manager and an average one shows up quickly in reviews, occupancy and how often you get a phone call about something going wrong.
I'm Charlton Gunn, founder of Host Solutions. I'm qualified in law, finance and real estate, and our team are local Superhosts. This guide is the advice I would give a friend comparing Airbnb property managers in Adelaide, including us. Ask every manager the same questions and compare the answers side by side.
What an Airbnb property manager actually does
A full service manager runs the whole operation while you stay the owner. Day to day, that usually means:
- Building the listing, including professional photography and copy written for the guests who book your suburb.
- Setting nightly rates every day based on demand, events and competing listings, using dynamic pricing.
- Answering guest enquiries and messages, ideally around the clock. We provide 24/7 guest support.
- Screening guests before bookings are accepted.
- Organising cleaning and linen between every stay.
- Coordinating maintenance and trades when something breaks.
- Reporting to you on income, costs and performance.
If a manager only does some of this, that's not necessarily bad, but you need to know exactly which parts are left with you.
Full service vs partial management
Partial arrangements, often called co-hosting, cover selected tasks such as messaging or pricing while the owner handles the rest. They can suit owners who live nearby and enjoy being involved. Full service suits owners who want the property run properly without becoming a second job. We compare the two in more depth in Airbnb co-host vs full-service management.
10 questions to ask before you sign
- How long is the contract and how do I leave? Look for the notice period, any exit fees and what happens to future bookings if you go.
- How do you set prices? A good answer mentions daily adjustments, local events, seasonality and minimum stay rules. A weak answer is a fixed rate with a summer bump.
- Which channels will my property be listed on? Airbnb alone leaves bookings on the table. Ask about Booking.com, Stayz and direct bookings.
- Who does the cleaning and linen? Find out whether it is an in house team or contractors, how quality is checked and who supplies linen and guest consumables.
- How do you screen guests? Ask what checks are done and what kinds of booking they decline.
- How are maintenance and trades handled? Ask who decides what gets fixed, how quickly and whether you approve costs above a certain amount.
- What does owner reporting look like? Ask to see a sample monthly statement.
- Can I use the property myself? Check how you block out dates and whether there are limits.
- Are you actually local? Ask who comes out when there is a problem at 9pm on a Saturday in January, and how long it takes them to get there.
- How are you licensed? Ask whether they operate as a registered land agency and how guest funds are handled.
Red flags to watch for
- Income promises that sound far higher than anything you have seen for similar properties nearby.
- Long lock-in periods or exit fees that make leaving expensive.
- Vague answers on who cleans, who screens guests or who you call when something goes wrong.
- No sample owner report, or reports that only show gross income.
- A manager who has never been out to see your property before quoting.
- Reviews on their existing listings that mention dirty properties or slow replies.
The last one is easy to check. Look up a few of their listings and read the guest reviews. They tell you more than any sales pitch.
How Host Solutions answers each question
Here are our answers, so you have something to compare against.
Contract and exit
No lock-in contracts. If we're not doing the job, you can leave.
Pricing
Dynamic pricing set daily around Adelaide's event calendar, school holidays and local competition, with suburb specific minimum stays.
Channels
Airbnb, Booking.com, Stayz and our direct booking site.
Cleaning, linen and consumables
Hotel grade cleaning and linen between every stay. Consumables such as shampoo, conditioner, salt, pepper and glad wrap are included.
Guest screening and support
Every guest is screened, and our local Superhosts provide 24/7 guest support.
Maintenance
A local trades network for quick repairs, coordinated by us so you don't have to chase anyone.
Reporting
A clear monthly statement covering income, expenses, occupancy and booking trends.
Owner use
Block out any dates that aren't already booked, through your owner portal or by letting us know.
Local presence and licensing
We are an Adelaide business managing 40+ properties, with a 4.8 star average across 400+ five-star reviews, and we operate as a registered land agency.
What the first month should look like
A good manager's onboarding tells you a lot about how they will run your property. In the first few weeks, you should expect:
- A walk through of the property, with honest feedback on what guests in your suburb will look for.
- A list of anything that needs fixing, buying or replacing before the first guest, and why.
- Professional photos and listing copy written for the right guests.
- A pricing plan that covers the next few months, including any big events or school holidays.
- Clear instructions on how to block out dates for yourself.
- A first clean to the standard every future guest will get.
If onboarding feels rushed or vague, the day to day running probably will too. Onboarding with us is fully managed, covering listing creation, photography, channel setup, pricing strategy and the first clean, so the property goes live properly the first time.
Making the decision
Shortlist two or three managers, ask each of them the same ten questions and get the answers in writing. Then compare the answers, not the sales pitch. If you want to see how others have answered common owner questions, our FAQs are a good starting point, and our case study shows what full management looked like for one Adelaide property.
When you're ready, get in touch for a free, no-obligation assessment of your property.
FAQs
Do I need a licensed agent to manage my Airbnb in Adelaide?
Ask any manager how they are set up and what that means for you. Host Solutions operates as a registered land agency, and we think owners should know who is legally responsible for their property and their money before they sign anything.
How long should an Airbnb management contract be?
Terms vary between managers, so read the exit clause closely. We don't use lock-in contracts. Our owners stay because the results are there, not because a contract holds them.
Can I still use my property if a manager runs it?
With most managers, yes, but check the rules. With us you can block out dates for your own use whenever the property isn't already booked, through your owner portal or by letting us know.
What should a monthly owner report include?
At a minimum: income, expenses, occupancy and booking trends for the month. You should be able to see exactly where your money went without having to ask.
How quickly can a new property go live?
It depends on how ready the property is. Onboarding with us is fully managed, covering listing creation, photography, channel setup, pricing strategy and the first clean. We will give you a realistic timeline after seeing the property.
Want a personalised revenue projection for your property? Read our full Airbnb management Adelaide guide or request a free assessment.