Habito handles the end-to-end management of your short-term rental property, so you don't have to lift a finger. Depending on your chosen service level, this includes listing creation and optimisation on platforms like Airbnb, guest communication, booking management, cleaning coordination, linen supply, pricing strategy, maintenance oversight, and compliance setup.

Think of us as your dedicated property management partner — you keep ownership and control, while we do the day-to-day work to maximise your return.

Getting started is simple. Reach out to us via the Contact page or book a free consultation call. We'll walk you through our service options, discuss your property and goals, and recommend the right package. Once you're on board, we handle the onboarding — from photography coordination to listing setup — typically within 1–2 weeks.

Yes — short-term rental guests expect a fully furnished, guest-ready property. This includes furniture, bedding, kitchen essentials, appliances, and amenities like towels and toiletries. If your property isn't yet furnished, we can advise on cost-effective setup to get it guest-ready and maximise your nightly rate.

Absolutely. One of the key benefits of short-term rental management is flexibility. You can block off dates for your own use at any time through the Airbnb platform or simply let us know. We'll make sure your personal stays are scheduled around guest bookings to avoid any conflicts.

We charge a percentage of your weekly rental revenue — no hidden fees or surprise charges. The rate depends on your chosen service level:

• Option 1 – Set up for Success + Bookings: 18% of weekly revenue
• Option 2 – Cleaning + Maintenance: 22% of weekly revenue
• Option 3 – Marketing + Value Creation: 30% of weekly revenue

This means we only earn when you earn — our incentive is to maximise your occupancy and nightly rate.

We keep things transparent. Any onboarding costs (such as professional photography or compliance setup items) will be clearly outlined before you commit. There are no surprise charges after the fact. We'll provide a full breakdown of expected costs during your initial consultation.

Yes — Airbnb charges a host service fee (typically around 3% of the booking subtotal) directly from your payout. This is separate from Habito's management fee and is standard across all Airbnb listings globally. We factor this in when building your pricing strategy so your net return is still competitive.

Yes, you can upgrade or adjust your service level at any time. Many owners start with a lower tier and move up as they see the revenue potential and want more hands-off management. Just get in touch with us and we'll make the transition seamless.

On higher service tiers, we use auto-booking controls with guest vetting criteria to filter out undesirable bookings before they're confirmed. This includes checking guest reviews, verified ID status on Airbnb, and trip purpose. We can also set house rules that filter guests by minimum stay length, review requirements, and more.

Airbnb provides AirCover for Hosts, which covers eligible property damage caused by guests up to USD $3 million. In addition, Habito on option 2 and 3 conducts post-stay inspections to identify and document any damage immediately after checkout, giving you the best chance of a successful claim. We manage the claims process on your behalf so you don't have to deal with the admin.

Habito manages all guest communications on your behalf — from initial enquiries and pre-booking questions, through to check-in instructions, mid-stay support, and post-stay follow-up and reviews. You won't need to respond to a single message. We aim to maintain a high response rate and 5-star communication rating to protect your listing's ranking.

We use dynamic pricing strategies to maximise your revenue based on local demand, seasonality, events, and competitor rates. Prices are regularly reviewed and adjusted to ensure you're not leaving money on the table during peak periods, and competitive enough to fill gaps during quieter times. You'll always be informed of major pricing changes.

Yes — you're in control of your calendar. You can set minimum stay requirements (e.g. 2-night minimum on weekends) and block off any dates you need for personal use, maintenance, or any other reason. Just let us know and we'll update the listing accordingly, or you can manage blocked dates yourself through the Airbnb app.

On our Option 2 and Option 3 plans, Habito coordinates professional cleaning between every stay. We manage the scheduling, clean linen and towels, restock consumables (shampoo, soap, dishwasher tablets), and ensure the property is in perfect condition for the next guest. Cleaning costs are typically passed through to guests as a cleaning fee on the listing.

We have a network of trusted tradespeople and can coordinate urgent repairs on your behalf. For minor issues (e.g. a broken appliance or plumbing fault), we'll arrange a fix and notify you. For larger works above an agreed spend threshold, we'll always get your approval first before proceeding. Your property is treated as we'd treat our own.

You will need to provide linen, on our cleaning and maintenance plans, Habito cleans and manages linen and towels as part of the service — including back-up sets to cover turnarounds between same-day bookings. You will need to supply 2 sets, we launder linen. This is built into our managed service offering.

Yes — standard home and contents insurance typically excludes short-term rental activity. We strongly recommend you obtain a specialist short-term rental insurance policy (or a policy that explicitly covers STR hosting) before your first guest checks in. Airbnb's AirCover is not a substitute for proper insurance. We can point you in the right direction during onboarding.

As part of our onboarding, Habito assists with compliance setup to ensure your property meets legal and platform requirements. This typically includes:

• Smoke alarm placement and compliance (SA legislation)
• Fire safety (fire extinguisher, fire blanket where applicable)
• Pool and spa fencing (if applicable)
• Accessibility considerations for your listing
• Guest safety setup (emergency contacts, house rules)

Requirements can vary based on your property type and local council rules. We'll guide you through what applies to your specific property.

Short-term rental regulations in South Australia are evolving. Currently, most residential properties can be listed on platforms like Airbnb without requiring planning approval, provided it remains your primary place of residence (for non-hosted stays). However, strata by-laws in apartment buildings may impose restrictions. It's important to check with your strata manager or body corporate before listing. We can help you understand what applies to your property.

Yes — income earned from short-term rentals is assessable income in Australia and must be declared to the ATO. The good news is that a range of expenses are deductible, including management fees, cleaning, repairs, insurance, and depreciation. We strongly recommend speaking with a tax accountant experienced in short-term rental property. We're not financial advisors, but we can refer you to professionals we trust.

Airbnb typically releases payment to the host around 24 hours after a guest checks in, with funds arriving in your nominated bank account within 1–3 business days depending on your bank. Habito's management fee is deducted from your payout on a regular basis as agreed in your service agreement. You'll always have a clear view of earnings via your Airbnb host dashboard.

Yes. You'll have full access to your Airbnb host dashboard, which provides real-time visibility into bookings, earnings, occupancy, and guest reviews. Habito also provides regular check-ins and performance updates, particularly when we're running pricing adjustments or marketing campaigns on your behalf.

You can transition back to long-term rental at any time, subject to honouring any confirmed guest bookings already in the calendar. We'll help you wind down the listing cleanly and can refer you to a trusted long-term property management partner if needed. There are no lock-in contracts with Habito — we earn your business every month.