Homeowner FAQ

Yes. We manage villas, condominiums and apartments, including studio apartments. Every property is considered individually because location, condition, facilities and likely guest demand all affect whether it is a good fit for vacation rental management.

Properties in our vacation rental programme should be available to rent throughout the year. This does not prevent you from staying in your own property; it means the home should be operated as a genuine year-round rental rather than made available only occasionally.

There are no restrictions on how often an owner may use their property. We simply block the required dates in the booking calendar.

Owners can reserve their own stays directly through the owner dashboard.

Every property is assessed individually. It must be in an area we can service reliably, be available for rental throughout the year and be suitable for the Phuket holiday-rental market. Reliable Wi-Fi, air-conditioning in every bedroom and smoke alarms are mandatory for rental properties. We also need the keys, access permissions and information required to manage the home properly.

If Wi-Fi has not yet been installed, we can arrange it on the owner's behalf. A connection installed through Alexanders remains in our company name and would be removed when our management agreement ends.

If work or additional equipment is needed before the first booking, we will discuss this with you during onboarding. Preparing and maintaining the home for paying guests is part of our role as the property manager.

Our role covers the property, the rental operation and the guest stay. Depending on the property, this normally includes:

• Preparing and photographing the property for rental
• Creating and managing online listings
• Managing prices, availability and minimum stays
• Responding to booking enquiries and guest messages
• Coordinating check-ins, housekeeping and linen
• Providing guests with support throughout their stay
• Inspecting the property after check-out
• Arranging maintenance and following up with contractors
• Providing monthly owner statements and practical updates

The aim is to give an overseas owner one local team responsible for the day-to-day operation rather than leaving them to coordinate a rental agent, cleaners, contractors and guests separately.

You can see an overview of our property management services and the difference between a full-service property manager and a rental agent.

For longer stays, we provide cleaning on a flexible schedule. The frequency depends on the type of property and the reservation; at a high-end villa, for example, cleaning may be provided every second day. Bed sheets and towels are replaced during the scheduled clean, and the used linen is laundered.

We also provide shampoo, shower gel, hand soap, washing-up liquid, coffee, drinking water, salt, pepper, cooking oil and rubbish bags for guests to use during their stay. The cost of this cleaning, laundry and these supplies comes from our management commission rather than being added to the owner's property bills.

We list suitable rental properties on the Alexanders website, Airbnb and Booking.com. In our experience, Booking.com also makes its listings available through Expedia and Agoda.

We concentrate on the channels that genuinely generate bookings rather than claiming to distribute a property across dozens of websites that produce little or no business. You can read more about how we market Phuket holiday rentals.

We use PriceLabs to help manage dynamic pricing, minimum-stay requirements and discounts. The pricing and rules are reviewed weekly rather than simply set and forgotten.

We also use occupancy-based last-minute discounts and an early-booking arrangement where appropriate. Pricing decisions consider the season, existing reservations, remaining calendar gaps and the position of the individual property.

We review the existing listings, account setup and any previous reviews before deciding how best to proceed. Depending on the circumstances, we may manage an existing listing or create a new listing under our managed setup. This is decided case by case rather than applying the same approach to every property.

Yes. We take an in-house set of photographs as part of our vacation rental management service. If an owner would prefer a professional photography set, we can arrange this on their behalf at the owner's cost.

Onboarding differs from property to property, but it usually takes approximately one week once we have the access and information we need.

During that time, we inspect the property, agree any work or equipment needed, prepare the rental setup, arrange photography and collect the information required to manage the property and its bookings.

Our vacation rental management commission is 20%. It is calculated on the rental income remaining after Airbnb, Booking.com or another online travel agency has deducted its fees.

We do not add a management percentage or markup to contractors' bills, utility payments, replacement items or other property expenses paid on your behalf. Our pricing page explains the commission and guest charges in more detail.

No. Guests pay a cleaning fee based on the number of rooms, which is paid directly to Alexanders for preparing the property between stays.

Guests are also charged a set electricity amount per night based on the property's number of air-conditioning units. This money goes to the owner, and we do not charge commission on it.

Owners have access to a live dashboard showing their property's calendar, reservations and the financial details for each booking. Monthly statements are also available through the dashboard, with a detailed breakdown of booking income followed by any property expenses.

The dashboard also allows owners to reserve the property for their own stays without asking us to block the dates for them.

Owner payments are made on demand and can be tailored to the owner's particular requirements. We do not require every owner to follow the same transfer schedule.

At the beginning of the relationship, we agree an approval limit with the owner. This allows us to deal with smaller or urgent items without requesting permission for every decision. If work will exceed the agreed limit, we contact the owner before proceeding.

For minor items such as replacing worn glasses, light bulbs or cookware, we normally act without interrupting the owner. The same applies when an urgent repair is necessary during a guest stay—for example, repairing an air-conditioning problem the same day because the property would otherwise be uncomfortable to occupy.

Larger replacements or improvements, such as changing a sofa bed to a proper double bed, are discussed with the owner first.

Rental properties are inspected after every guest checks out. We also carry out a broader inspection approximately every quarter.

These checks help us identify maintenance, replacement and presentation issues. Larger projects are normally planned for the quieter low-season months where possible, particularly when carrying out the work during a guest stay would be disruptive.

We provide in-person check-ins between 9 a.m. and 5 p.m. If a guest arrives outside those hours, we arrange a self check-in and provide the instructions they need.

Guests still have access to support 24 hours a day. A self check-in outside office hours does not mean leaving the guest without somebody to contact if they have difficulty entering the property or need help during their stay.

Most owners communicate with us by email, while some prefer WhatsApp. We keep routine reporting structured through the monthly statement and contact the owner separately when a maintenance decision, replacement or other issue requires their attention.

Yes. Our management agreement has a 90-day termination notice. Any confirmed reservations would need to be handled as part of the agreed ending arrangements.

Yes. Future bookings do not necessarily need to be cancelled, and they do not always mean you must wait until the calendar is empty before changing managers. What happens depends on your agreement with the outgoing manager. In some cases, they continue looking after the reservations they accepted while the new manager takes responsibility for later stays. A different handover may also be agreed.

We consider this case by case, but confirmed reservations should still be honoured so guests are not affected by the change.

Tell us about your property using our contact form. We will reply to your questions, explain the relevant services and commission structure, and send you our management agreement to review.

If the property and service are a suitable fit, we will then arrange the next steps for inspection and onboarding.