Every Question Answered Honestly.
We don’t believe in vague answers or corporate non-speak. Every question here is answered the way we’d answer it face to face — with the real detail you need to make the right decision for your property.”
| At a Glance | |
|---|---|
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40+ |
Questions answered across 7 categories |
|
18% |
Full Management fee — all-inclusive |
|
2–3 wks |
Typical onboarding to first payment |
|
85%+ |
Average occupancy across our portfolio |
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24/7 |
Guest response and monitoring |
Getting Started
Before You Sign Anything
How do I get started with Accommos?
The first step is a free property income assessment. You can request this via the valuation form on our website. We’ll review your property details, location, and condition, then come back to you with a realistic income projection — both for Full Management and Guaranteed Rent — within 24–48 hours. There’s no obligation, no pressure, and no cost. Most landlords find the numbers genuinely surprising. If you’d like to discuss directly first, call us on +44 (772) 740-5177.
How long does the setup process take?
From your free valuation to your first Airbnb booking typically takes 2–3 weeks. Week 1: Property assessment, agreement signed, professional photography scheduled. Week 1–2: Safety checks (gas, electricity, EPC), any minor setup completed. Week 2: Listing created and optimised across up to 5 platforms. Week 2–3: First booking confirmed, pricing strategy set. If your property needs more preparation — decorating, furnishing, or compliance work — we’ll give you an honest timeline upfront. We’d rather start right than start fast.
Does my property need to be vacant when we start?
Ideally yes — we onboard most efficiently with an empty property so we can complete photography, safety checks, and any setup work without working around an existing tenancy. However, if you have a current tenancy ending, we can plan the transition in advance and have everything ready to go live the moment the property is vacant. We’ll give you a step-by-step transition plan from day one so you know exactly what’s happening and when. There’s no financial gap between your last rental payment and your first Accommos payment when planned properly.
What types of property do you manage?
We manage flats, apartments, houses, and serviced accommodation across London — from 1-bed studios to 5-bed townhouses. Properties that perform best share: a well-presented interior, Zone 1–4 London location, minimum capacity for 2 guests, and working safety certificates. If your property isn’t currently at the required standard, our Premium Management service includes interior improvement recommendations and styling support.
What documents and certificates do I need to provide?
For a property to go live we require: Gas Safety Certificate (annual), Electrical Installation Condition Report / EICR (every 5 years), Energy Performance Certificate / EPC (rating E or above), proof of ownership or authority to let, and building and contents insurance details. If any are expired or missing we’ll flag them during onboarding and can help coordinate inspections. We won’t go live until the property is fully compliant — that protects you, your neighbours, and our guests.
Can I still use my property personally during the agreement?
On Full Management, yes — you can block dates for personal use via advance notice. On Guaranteed Rent, personal access is subject to the terms of your commercial lease — typically with a defined notice period. This is something we discuss and agree contractually during onboarding, so there are no surprises.
Income & Fees
The Real Numbers
How much more can I realistically earn compared to a traditional tenancy?
Professionally managed short-term lets in London typically generate 1.4× to 2× the net income of a comparable AST after all deductions. Example for a 2-bed Zone 2 flat: • Traditional AST gross: £1,800/month • Traditional AST net (after 12% agent, voids, maintenance): ~£1,386/month • Accommos Full Management: ~£3,000–£3,400/month • Accommos Full Management + location hire: ~£3,500–£4,200/month We give every landlord a property-specific projection before they commit to anything. We will never quote a number we can’t substantiate.
What is your management fee and what does it include?
Professional Cleaning: from £25/hour. Full Management: 18% of monthly revenue — covers all guest communication, dynamic pricing, cleaning coordination, maintenance, monitoring, and reporting. Premium Management: 22% — everything in Full Management plus revenue strategy, professional photography, interior recommendations, and active location hire placement. No setup fees. No hidden extras. Nothing charged on top unless you request additional premium services.
When and how do I receive my income?
Payments are made directly to your bank account on a fixed date each month, agreed during onboarding. On Full Management you receive the net revenue from the previous month’s bookings minus the management fee — with a detailed income statement. On Guaranteed Rent you receive your fixed contractual amount on the same date every month regardless of occupancy.
Does income vary month to month? What happens in quiet periods?
On Full Management, yes — income fluctuates with seasonality. London peaks in May–September and around Christmas. January and February are the quietest months. Our dynamic pricing compensates by adjusting nightly rates to maintain occupancy even in slower periods. If income certainty matters more, our Guaranteed Rent product eliminates all monthly variation — the same amount every month, year-round.
How does dynamic pricing work and why does it matter?
Dynamic pricing means your nightly rate adjusts automatically based on real-time demand: local events, competitor occupancy, seasonality, day of week, and booking lead time. We use PriceLabs — the leading STR revenue management tool — combined with weekly manual reviews by our revenue manager. Static pricing typically costs landlords 15–25% in lost revenue annually.
Are there any hidden charges I should know about?
No. Our fee is our fee. 18% or 22% covers everything we do. The only costs outside our fee are your legal safety certificate renewals (Gas Safety, EICR — your obligation as property owner), and significant structural maintenance above £500 requiring your authorisation. Minor maintenance under £500 is coordinated within the management fee.
Do I need to declare my short-let income to HMRC?
Yes — all rental income including short-let income must be declared to HMRC via Self Assessment. We provide detailed monthly statements and an annual summary for your tax return. We are not tax advisers. Note: the Furnished Holiday Lettings tax regime may apply in some circumstances — discuss this with your accountant.
Renters’ Rights Act
The Real Numbers
⚠ What exactly has the Renters' Rights Act changed for landlords?
Royal Assent: 27 October 2025. Phase 1 in force: 1 May 2026. Key changes: • Section 21 abolished — no eviction without a legal Section 8 ground • Fixed-term ASTs abolished — all tenancies now rolling periodic • Rent increases limited to once per year via Section 13 notice • Tenants can challenge rent increases at tribunal • New Decent Homes Standard applies to private sector • New PRS database (Phase 2) Warning box text: “What this means in practice: If you want your property back to sell, renovate, or move into, you now need a legal ground and potentially court proceedings. Median claim-to-repossession time is currently 27 weeks.”
⚠ Does the Renters' Rights Act apply to properties managed by Accommos?
For most of what Accommos does, no — and that’s the point. Full Management (short-let): Guests stay under a short-term licence agreement, not an AST. Licence agreements sit entirely outside the Act’s core provisions. Guests have no tenancy rights against you. Guaranteed Rent: You sign a commercial lease with Accommos Ltd as a company — not with an individual tenant. Commercial leases operate under a different legal framework and are not subject to Section 21 abolition or the mandatory periodic tenancy requirement. We strongly recommend taking independent legal advice on your specific situation. Our agreement structures are designed to give you the legal clarity and contractual exit provisions that the new law has removed from traditional ASTs.
I relied on Section 21 as my exit route. What are my options now?
Two realistic paths: (1) Stay with a traditional AST and use Section 8 grounds — accepting 6–18 months and possible court costs. (2) Switch to Accommos — Full Management (no tenancy rights for occupants) or Guaranteed Rent (commercial lease with pre-agreed exit provisions). On Guaranteed Rent: you give agreed notice and the agreement ends on that date. No court. No tribunal. No uncertainty.
What is the 90-day rule and how does Accommos manage it?
London’s 90-day rule limits entire-property short-term lets to 90 nights per calendar year without planning permission. We manage this by: tracking each property’s usage, advising on licence applications, using medium-term / corporate lets (28+ days) to fill the remaining calendar, and applying borough-specific rules. We’ve operated in this regulatory environment for 5+ years. Compliance is built into our systems — not an afterthought.
Do I need a special licence or planning permission to short-let my property?
Depends on property and borough. Under 90 nights/year: no licence needed. Over 90 nights/year: change of use permission required from your local borough council. Selective licensing applies in some boroughs (Newham, Brent etc) regardless of short vs long term. HMO licensing applies only if letting to 3+ unrelated people on separate agreements — not standard short-lets. During your free valuation we’ll assess your specific situation.
Do I need permission from my mortgage lender to short-let?
Most standard residential mortgages and many buy-to-let mortgages do not permit short-term letting. Check your mortgage terms. Contact your lender directly. Consider switching to a holiday let mortgage if required. Operating without lender consent can technically constitute a breach of your mortgage terms — worth 15 minutes with your broker before onboarding.
I own a leasehold flat — do I need freeholder permission?
Possibly yes. Many residential leases contain restrictions on subletting, holiday letting, or “business use”. Review your lease or have a solicitor do so. Look for clauses prohibiting subletting without consent, definitions of “holiday letting”, and requirements to notify the freeholder. Some freeholders grant consent readily; others do not. The legal relationship is between you and your freeholder.
Day-to-Day Operations
What We Actually Do
What does "full management" actually cover day to day?
Everything: listings created and optimised across up to 5 platforms; pricing adjusted daily via PriceLabs; guest enquiries responded to within minutes; check-in/check-out coordinated; 24/7 mid-stay guest support; professional STR-standard cleaning 3–5× per week; linen and amenities replenished every turn; maintenance coordinated (contact you only above £500); reviews managed strategically; monthly income statement sent.
How often is the property cleaned and to what standard?
After every single guest checkout — 3–5 professional cleans per week in a well-occupied property. Each clean includes: full Airbnb-standard deep clean, linen and towel change with hotel-style presentation, bathroom and kitchen sanitisation, amenity replenishment, damage/maintenance check, and a photo report sent after each clean. The photo report creates a timestamped condition record protecting you in any damage dispute.
Who handles maintenance and what happens when something breaks?
We handle all routine maintenance and minor repairs without involving you. You are only contacted for items above £500 or significant structural decisions. British Gas Homecare cover is included — boiler, heating, and plumbing faults covered at no additional cost. All maintenance is logged with photo evidence. We contact you with a clear brief and recommended solution — not just a problem.
How do you prevent parties and protect my neighbours?
Layered approach: Minut™ decibel sensors alert our 24/7 team the moment noise exceeds threshold. Strict guest vetting — corporate professionals and business travellers only. Every guest must accept house rules before arrival. 24/7 response team can dispatch immediately if sensors trigger. Security deposits on every booking. In 5+ years of operation, our serious incident rate is extremely low.
How do I stay informed about what's happening in my property?
Monthly income report with full booking breakdown, sent before your payment date. Post-clean photo reports after every turnaround. Maintenance notifications for items above £500 before we proceed. Calendar access to view bookings at any time. Beyond that, we deliberately don’t send operational noise — that’s what you’re paying us to absorb.
Which platforms do you list properties on?
Up to 5 platforms: Airbnb (primary — Superhost status maintained), Booking.com (strong for corporate and international guests), additional niche platforms where appropriate, and direct bookings via our website. All platforms synchronised in real time to prevent double bookings.
How do you manage reviews and protect my Airbnb rating?
We respond to every guest review strategically. We follow up post-stay to encourage reviews and catch dissatisfaction before it becomes a public rating. We maintain Superhost account with consistently high response rate. Where a poor review is unfair we respond professionally and flag to the platform. Most of our properties maintain 4.8–5.0 average. This directly affects your nightly rates — review management affects your income, not just reputation.
Property & Guests
Your Asset, Our Responsibility
⚠ What if a guest refuses to leave my property?
Guests on our short-let model have zero tenancy rights against you as the property owner. They stay under a licence agreement with Accommos, not under an AST with you. This means: they cannot claim security of tenure under the Housing Act; they have no Section 8 or 21 rights (no AST exists to invoke); any occupancy dispute is between them and Accommos — not you. If a guest becomes a problem, we handle it legally and financially. Your income continues uninterrupted. In 5+ years of operation, no landlord’s income has ever been affected by a guest dispute.
What happens if a guest damages my property?
Multi-layered protection: security deposits on every booking; AirCover by Airbnb provides up to £1M host damage protection for eligible bookings; comprehensive property insurance included in our agreements; post-clean photo reports create a timestamped condition record for every dispute. For Full Management landlords: damage claims are managed by us on your behalf. For Guaranteed Rent landlords: guest damage is entirely our problem — your payment is not affected.
Who actually stays in my property? How are guests vetted?
Corporate professionals, business contractors, and verified short-stay travellers only. Vetting process: identity verification through Airbnb’s secure system; review of guest history and previous host feedback; background checks on direct bookings; mandatory acceptance of house rules before arrival; security deposit held throughout. We decline one-night bookings for large properties, unreviewed accounts for high-value properties, and any booking that doesn’t pass our risk criteria — even at short notice during peak season.
Will my property be kept in good condition under short-let management?
Corporate professionals, business contractors, and verified short-stay travellers only. Vetting process: identity verification through Airbnb’s secure system; review of guest history and previous host feedback; background checks on direct bookings; mandatory acceptance of house rules before arrival; security deposit held throughout. We decline one-night bookings for large properties, unreviewed accounts for high-value properties, and any booking that doesn’t pass our risk criteria — even at short notice during peak season.
Does my property need to be furnished? To what standard?
Yes — fully furnished and guest-ready. Key requirements: comfortable beds with quality mattresses; full kitchen equipment (pots, pans, plates, glasses, appliances); living room seating, TV, good lighting; fast WiFi (guests rate this highly); good towels, bath mat, hairdryer. Properties not yet at the required standard can be improved — our Premium Management includes interior recommendations and styling coordination.
Can I leave personal belongings in the property?
We recommend removing all personal, irreplaceable, or sentimental items before the property goes live. Guests will use every accessible area. A lockable storage cupboard is acceptable for some items, but we advise treating the property as a fully professional hospitality space during the management period. We discuss this during onboarding so there are no surprises.
Guaranteed Rent
Fixed Income, Zero Management
What exactly is Guaranteed Rent and how is it different from Full Management?
Guaranteed Rent is our commercial lease product. We become your single commercial tenant for a fixed term (1–5 years). You receive: a fixed monthly payment agreed contractually upfront; zero management involvement; no void risk (paid whether or not the property is occupied); commercial agreement outside the Renters’ Rights Act’s core provisions; and pre-agreed exit provisions. Full Management gives higher potential income with monthly variation. Guaranteed Rent gives certainty, simplicity, and legislative protection.
How is the guaranteed rent amount calculated? Is it really above market rate?
Calculated during your free property assessment based on location, size, condition, and projected short-let performance. We typically offer 5–10% above the local AST market rate — but on a guaranteed, net basis with no deductions. Compare to a traditional AST where you net ~77% of headline rent after fees, voids, and maintenance. The effective income advantage is often significantly larger than 5–10% once you account for what’s deducted from a traditional tenancy.
What are the contract terms and how do I get my property back if I need it?
Agreements run 1–5 years, agreed upfront. Every contract includes clearly defined exit provisions — a notice period and process for either party to end the agreement. When you want your property back: give us the agreed notice (typically 1–3 months), the agreement ends on the contracted date. No court. No tribunal. No uncertainty. This contractual clarity is one of the most important advantages over a traditional AST under the new law.
What if Accommos can't make a payment? What's my security?
Fair and important question. Accommos Ltd maintains £500k+ in capital reserves and lead investor backing, specifically to ensure landlord payments are never at risk even in periods of lower occupancy or market disruption. Your payment comes from our company, not from individual guest bookings. Our brochure provides full transparency on our financial position, which we share with any landlord considering Guaranteed Rent.
Is insurance included with Guaranteed Rent? Do I need my own?
Our Guaranteed Rent agreement includes comprehensive property insurance — building, contents, and liability arising from occupancy. You do not need to arrange or pay for separate landlord insurance while under a Guaranteed Rent agreement. The insurance is managed and paid by Accommos. You receive confirmation of cover at the start of the agreement.
Location Hire
The Bonus Revenue Stream
What is location hire and how does it work alongside Airbnb?
Location hire is the practice of renting your property to production companies, brands, and photographers for film shoots, commercial campaigns, music videos, and brand content — rather than for overnight stays. We place these bookings in the natural gaps between Airbnb check-outs and check-ins, typically midweek windows of 1–3 days. We manage the full process: booking, crew vetting, on-site supervision, and a thorough post-shoot clean before the next guest arrives. Your Airbnb occupancy is never sacrificed for a hire booking.
How much can I realistically earn from location hire?
Honest answer: 1–2 hire bookings per month in eligible properties, at £400–£1,500 per day. That’s a realistic £500–£2,000 per month of supplemental income on top of your Airbnb revenue. We won’t quote weekly or monthly studio-rate figures — your property isn’t a full-time production space. We have active relationships with Unilad, Borderlands (gaming), R&B music productions, and lifestyle brands including Koehl. Highlight box: “Annual supplement estimate: £6,000–£18,000 per year for eligible properties — on top of your Airbnb income.”
Does my property qualify for location hire?
Properties that attract hire bookings typically have: open-plan living space; strong natural light (floor-to-ceiling windows, south/west facing ideal); high-end or minimal-modern interior finish; Zone 1–3 London location; parking or easy access for crew; minimum 1-bed (2-bed+ preferred). Not every property qualifies — we’ll tell you honestly during your free valuation whether yours has hire potential and what rate it could command.
How is my property protected during a location hire?
Every production company must: sign a location hire agreement; provide proof of production liability insurance before access is granted; agree to pre and post-shoot condition checks; leave a security deposit. Our team supervises setup and wrap for all hires. A full professional clean is completed after every hire before the next Airbnb guest arrives. In the event of any damage, the production company’s insurance is the primary recourse — we handle the claim on your behalf.