How to choose an Airbnb manager

1. Check the licence first

In Queensland, anyone paid to manage rentals for an owner, including on Airbnb, Stayz or Booking.com, needs a real estate licence under the Property Occupations Act 2014. In 2026 a Queensland court ordered an unlicensed short-stay host on Mount Tamborine to pay almost $24,000 in fines, compensation and costs. NSW has similar licensing rules under the Property and Stock Agents Act 2002.

The licence protects you. A licensed agency must hold your money in an audited trust account, and in Queensland you may be able to claim against the Claims Fund if you lose money in certain circumstances. Ask for the licence number and check it on the Queensland Office of Fair Trading or NSW Fair Trading public register.

2. Check how your money will flow

Ask exactly where guest payments go before they reach you. Under Queensland law, rent from holiday and short-stay letting collected for an owner is trust money and must be paid into a trust account. In NSW, a licensee must hold clients' funds in a trust account and pay them out as the client directs. If a manager collects your Airbnb payouts in their business or personal account and pays you later, that is not a legal set-up in either state.

There are two legitimate ways money can flow:

Set-up	How the money moves	What protects you
Licensed agency with a trust account	Booking platforms pay into the agency's trust account. The agency deducts its fee and agreed costs, then pays you with a statement.	The trust account is separate from the agency's own money, audited every year and open to inspection by the regulator. In Queensland you may be able to claim on the Claims Fund if trust money is lost.
Paid directly to you	The listing is on your own Airbnb account and Airbnb pays you directly, with the co-host's share sent to them by Airbnb's payout split. The manager never holds your money.	You control the payouts. In Queensland the co-host still needs a real estate licence if they are paid to let your property.

Not legal: an unlicensed co-host, or any manager without a trust account, collecting guest money first and paying you out later. Ask your manager to put the payment flow in writing, and ask for the trust account details on your statements.

3. Ask who owns the listing and the reviews

This is the question most owners don't think to ask. Some managers list your property on your Airbnb account and join as a co-host, so the reviews and history stay with you. Others list it on their account, so if you leave, the listing (and years of reviews) leaves with them and you start from zero.

Neither model is wrong, but you should know which one you're signing up for and what happens to the listing at the end of the agreement.

4. Compare what the fee actually includes

Full-service short-stay management in Australia is commonly charged as a percentage of booking income, typically about 15–25%, with most around 20%. Co-hosting with fewer services costs less (see what Airbnb management costs). Two quotes at the same percentage can be very different deals, so line them up against the same list:

Service	Ask: included or extra?
Listing setup, professional photos and copywriting	Often a one-off onboarding fee
Dynamic pricing (nightly rates adjusted daily)	Should be included
Guest messaging, screening and 24/7 support	Should be included. Ask who answers at 2am.
Cleaning and linen after each stay	Usually paid from the guest cleaning fee. Ask who keeps it.
Restocking toiletries, coffee and supplies	Included, or charged at cost
Maintenance call-outs	Trades at cost. Check for admin or markup fees.
Damage claims with Airbnb	Should be included
Routine inspections	Ask how often and whether you get a report
Monthly owner statements	Should be included
Platform (booking site) fees	Ask whether the % fee is on income before or after them

Ask for a sample monthly statement. It shows every deduction more clearly than a sales brochure.

5. Read the contract terms

• Notice period: 30 to 60 days is common. Watch for long lock-in terms or exit fees.
• Future bookings: what happens to guests already booked after you give notice?
• Repair approval limit: the amount they can spend without asking you first.
• Payouts: how often you are paid, and whether money goes through a trust account.
• Insurance: what cover they need you to hold, and what they hold themselves.
• Your own use: how you block dates for yourself, and whether there is a charge.

6. Look for proof, not promises

• Reviews: look at their listings' ratings and read recent guest reviews for cleanliness and communication.
• Superhost or Guest Favourite status on the listings they run.
• Real numbers: ask for anonymised owner statements or occupancy and nightly rates for a property similar to yours, not a best-case estimate.
• References: ask to speak to a current owner.

7. Check how they price and fill the calendar

Good managers adjust prices daily using demand data, events and seasons, not a fixed rate. Ask what tool they use, how they set minimum stays, and how they fill quiet periods. In Sydney, ask how they handle the 180-night cap: a manager who can also book 21-night-plus mid-term stays will usually earn you more across the year (see our Airbnb vs long-term rent comparison).

8. Make sure they're local and on top of the rules

Someone needs to get to your property fast when a lock fails or a guest gets locked out. Ask where their team is and how quickly they can attend. They should also know your local rules: zoning and council rates in Brisbane, STRA registration and strata by-laws in Sydney. See our Brisbane and Sydney rules guides.

9. Check your insurance still applies

Many short-stay insurance policies are written for professionally managed properties. Terri Scheer's Short Stay Policy, for example, requires the property to be managed by a licensed real estate agent or on-site manager and isn't designed for self-managed properties. If your policy has a condition like that and your property is actually run by an unlicensed co-host, you may not meet the policy terms. The insurer could then refuse a claim or cancel your cover.

Also check you have the right type of policy. Most standard landlord and home policies don't cover whole-home short stays at all. Read your policy's definition of "managing agent", tell your insurer who manages the property, and see our full short-stay insurance guide.

Red flags

• No licence number, or vague answers about a licence.
• Income estimates far above what similar listings nearby actually earn.
• No sample statement, or fees that only show up after you sign.
• Long lock-in contracts or large exit fees.
• Payouts that don't go through a trust account.
• An unlicensed manager, which can put you outside the terms of a short-stay insurance policy.
• Slow replies to you before you sign. Guests will get the same treatment.

10 questions to ask before you sign

1. Which licence do you hold, and can I see the number?
2. Will my property be listed on my Airbnb account or yours? What happens to the listing and reviews if I leave?
3. What exactly does your fee include, and is it calculated before or after platform fees?
4. Who keeps the guest cleaning fee?
5. What is the notice period, and are there exit or early termination fees?
6. Up to what amount can you approve repairs without asking me?
7. How often do I get paid, and through what account?
8. Who answers guests overnight, and how fast?
9. Can you show me real owner statements for a property like mine?
10. If short stays slow down or the rules change, can you switch my property to mid-term or long-term letting?

Common questions

Does an Airbnb manager need a licence in Queensland?

Yes. Anyone paid to manage rentals for an owner in Queensland, including on Airbnb, Stayz or Booking.com, needs a real estate licence under the Property Occupations Act 2014. Licensed agents must hold owner money in a trust account.

Can an Airbnb manager collect my booking income and pay me later?

Only through a trust account. In Queensland, holiday and short-stay rent collected for an owner is trust money that must go into a trust account, and in NSW licensees must hold clients' funds in trust. The other legal option is for Airbnb to pay you directly, with the co-host's share split off by Airbnb.

How much does an Airbnb manager charge in Australia?

Full-service short-stay managers commonly charge about 15–25% of booking income. Co-hosting with fewer services costs less. Compare what each fee includes, whether it is charged before or after platform fees, and who keeps the guest cleaning fee.

What is the difference between a co-host and a property manager?

A co-host usually works inside your own Airbnb account, so you keep the listing and its reviews. A property manager may list your property on their own account. Ask which model is offered and what happens to the listing if you end the agreement.

What notice period is normal for an Airbnb management agreement?

Around 30 to 60 days is common. Check whether there are exit fees and what happens to bookings already made after you give notice.

What should an Airbnb manager's monthly statement show?

Every booking with nights and income, platform fees, the management fee, cleaning, supplies and any maintenance, and the net amount paid to you. Ask for a sample before you sign.

Related: Airbnb vs long-term rent · Brisbane short-stay rules · Sydney short-stay rules.

Last checked: 9 November 2026. This page is general information, not legal or tax advice. Rules change, so confirm the details for your own property with the council, your body corporate or strata manager, and your accountant.