Best way to advertise short term rentals

Dual short let & extended stay advertising plus booking service

Our service sets out an annual letting strategy for your property utilising advertising for peak short lets on Airbnb , Vrbo & Booking.com and then attracting longer extended stays by advertising your property on Rightmove, so getting the best of both world.

Our short let service includes:

 

We set out an annual letting strategy for your property by running your holiday let bookings in conjunction with our flexi-let tenancy service, so getting the best of both worlds, take advantage of peak holiday lets via Airbnb, Vrbo, Trip Advisor, Booking.com etc and then attract longer monthly lets in lower booking seasons, via Rightmove advertising. We also create a webpage for your property being optimised for Google page listing, to help you to attract direct bookings for your property.

 

We charge a commission of  7% plus vat of the rent collected  Request our brochure

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National short let service

Landlord Direct offer a specialist short term rental service, to those looking to increase bookings for their short / holiday let properties.
We are not an automated online letting platform, but a busy lettings team on hand to assist our landlord clients. This is the ideal service if

 

Email our experienced Lettings  Team,

 

Step 1 

Advertising & channel management of your short let 
    

We will list your property on powerful Online Travel Agents , now household brand names. We will utilise these commission bearing marketing websites & build in the advertising commissions into the tariffs charged to the guests.

 We channel manage all the different Online Travel Agents from our master ical calendar that links to the OTA’s preventing double bookings. ( we can link to our client’s own ical booking calendar systems if required).

 We set the intricate pricing required for your property, to take account of seasonal pricing, short stay pricing, and late availability if required. This pricing is agreed with you then entered on each O.T.A. system and managed & updated as required.

We also advertise your property on Rightmove to secure you longer short term rentals.

 

Step 2

Direct booking webpage for your property

We create a webpage for your property on our website which we heavily optimise to pick up Google searches for your locality, and the benefits of your short term let.

see example

    

 

Step 3

Handle bookings   

Email or telephone enquiries link through to the Landlord Direct Lettings Office, and our staff handle these booking enquiries on your behalf.

We stick to your letting criteria, your do’s and don’ts.  We have a full consultation with you, we list the services you include with your cottage on your booking page, and also the ones you prohibit, so our booking staff can refer to your booking criteria at all times.

Step 4

Handle payments

 We take payments from guests via the Online Travel Agent websites or directly if they come through our own website. We take payments by Visa and other Debit Cards or by bank transfer.

Insured Client Account

We arrange payments due to you monthly along with a statement of account. All client monies are held in insured client accounts. This gives peace of mind to both owners and guests.

We arrange payments to you along with statements of account. We are a registered 'Safe Agent' all client monies held are protected by client money protection insurance. All client monies are held in insured client accounts. This gives peace of mind to both owners and guests.

 

              
Safe Agent

 

 

 

 


Please send us some pictures of your holiday cottage / short stay property  by using our image uploader 

Our image upload will automatically resize your photos and then email them to us.

For further information please contact Landlord Direct 

 

Need An Energy Performance Certificate - Legal Requirement

All holiday cottages must now have an EPC Energy Performance Certificate, they typically cost around £60 and last for 10 years.

See National database

Need Smoke Alarms or Carbon Monoxide Alarms Fitting - Legal Requirement

Read up to date fire health and safety requirements :

Landlord Gas Safety Certificates - Legal Requirement

Whether Calor or Mains gas, it is a legal requirement for holiday cottage owners to obtain a 'Landlord Gas Safety Certificate' carried out by a Gas Safe engineer annually, we would recommend.

Calor Gas Suppliers 

For Calor Gas ref-fills or to set up new storage tanks or the supply of Calor cookers.

Electrical Certification & PAT Testing

We would recommend that you obtain a 5 year periodic electrical certificate for your holiday let, and arrange for all portable electrical items PAT tested annual. 

Open Fires & Log Burners

Make sure all flues and chimneys are swept at least annually and keep the receipt or certificate. Visually check the condition of log burner flue seals and arrange for repairs of you feel they may need resealing. An air vent in an external wall in the same room as the log burner should be in place, and a carbon monoxide alarm as mentioned above. If you intend letting your property to families we would suggest that you supply a fire guard to open fires and log burners.

Fire Risk Assessment

Landlord Direct will help you write a fire risk assessment for your holiday let if it is a standard holiday cottage this should be a straight forward matter. shortstay@landlorddirect.com

Holiday Let Insurance

Holiday let property must have a specialist insurance policy in place, general buy to let insurance is unlikely to cover the holiday let 'short stay' use. There are therefore specialist insurance brokers out there who are set up to secure you the correct insurance policy on good terms. Apart from insuring the actual fabric of the building, these policies protect cottage owners against Public Liability claims, absolutely essential when you have paying guests staying.

 

Authority From Lender

You may already have purchased your property on a Buy to Let mortgage, however if you have a lender for the property , please check with them that you are able to let out the property as a Furnished Holiday Let.

Occupancy Rules

To qualify as a furnished holiday let, your cottage must be advertised and available to let for at lease 210 days per annum.

Professional Photos

With modern cameras it does not always seem necessary to employ a professional photographer to take pictures of your holiday let property. However we would very strongly recommend that you use a professional photographer who will have the correct back lighting, wide angled lenses and softening filters that get those Wow factor photos! 

Immigration (Hotel Records) Order 1972 - Keep Records Of Your Bookings

The Immigration Order places a legal duty on all owners or the managers of all serviced and self-catering accommodation to keep a record for at least 12 months.

To comply with the Immigration (Hotel Records) Order 1972 you need to collect the following information from ALL guests over 16 years old on their arrival:

 

For all who are not British, Irish or Commonwealth guests:

 

The Landlord Direct booking service is designed to capture this needed information and we keep appropriate records.

The Equality Act 2010 

Although some holiday cottage owners do not allow pets, under the Equality Act all holiday cottage owners cannot refuse a booking from a registered blind person accompanied by their guide dogs. Further the act states owners should do anything that is practically reasonable to assist a disabled guest.

Bunk Beds Regulations

prohibit the supply of bunk beds which could cause a child to be injured or killed, as a result of their becoming wedged or trapped. A bunk bed must not have any: • gap in the bed base greater than 75mm (approx. 3”) • gap elsewhere which is less than 60mm (approx. 2.5”) or more than 75mm Any gap permitting access to the raised bunk should only be in the safety barrier on one of the long sides of the bed, and be of a minimum width of 300mm (12”). Note: The safety of mattresses is discussed separately in the section on upholstered furniture. By means of simple measurement, you should be able to make sure whether a bunk bed satisfies the ‘gap’ requirements detailed above. If you are in any doubt about a particular gap size, you should contact your local Trading Standards Service to arrange for more accurate measurements to be made with a special probe. The general safety of bunk beds can be simply tested by checking for such things as stability, rigidity, sharp edges etc. Some bunk beds may also be marked with a British Standard number. This is currently BS EN 747.

Furniture Regulations

Most holiday cottage owners will by new furniture and soft furnishings which will have to meet up to date regulations, however older furniture should always be checked.

make sure all your furniture and furnishings meet the regulations. They must carry an appropriate permanent label at point of sale.

 

What do the Regulations Say?

As from 1st January 1997 all furniture in tenanted residential property must comply with the 1993 amendments to the Furniture and Furnishings (Fire) (Safety) Regulations 1988 which extends the scope of the Consumer Protection Act 1987 (CPA). This covers the supplying (hiring or lending) of specified goods (upholstered furniture and certain furnishings) “in the course of business”.

A landlord letting her own home over an extended period, perhaps to different tenants, would be deemed to be “letting in the course of business” and would need to comply. We would therefore strongly recommend that anyone, regardless of whether they see themselves as running a business or not, should make absolutely sure they are complying with these regulations.

 

Prescribed Items

The regulations apply to:

 

Excluded Items

 

Compliance

Furniture which complies carries a manufacturer’s label which must be permanent and non-detachable.

All upholstered items must have fire resistant filling material.

All upholstered items must pass the “match resistance test” as prescribed.

All upholstered items must also past the “cigarette test” as prescribed.

Bed bases and mattresses are not required to bear a permanent label but compliance will be indicated if the item has a label stating that it meets BS7177.

 

Due Diligence – What Landlord’s Should do!

In the event of a tenant complaint or an incident the defence of “due diligence” may be accepted where it can be shown that the landlord or agent took all reasonable steps to avoid committing an offence – you will need documentary evidence of this.

A private owner letting a single dwelling (his or her own home – not in the course of business) may in theory have some arguement for defence, whereas an agent acting on his behalf will not. However, an agent merely introducing a tenant and not becoming involved in the inventory or management of the tenancy my well be exempt from liability.

 

Legionella Checks

“someone who rents out a building or accommodation” including holiday cottage owners have a responsibility to prevent and risk control exposure to Legionella.

The best solution is to pay a specialist contractor to carry out a Risk Assessment. If it reports a low risk it is unlikely you will need to re-assess annually perhaps every 5 years or of there is a material change.

 

Window Blind Cords

Window blind cords need to be fixed high enough off the ground to prevent young children being at risk, this is a legal requirement for all rental property  some blinds are fitted with a easily detachable catch .

 

Safe Use Of Cleaning Substances 

Always store cleaning products and chemicals in a place that cannot be reached by children. Do not store cleaning products in base kitchen units or low level cupboards. Ideally let your cleaners bring their own cleaning products , and do not store any products in your holiday let, apart from washing up liquid and bathroom soaps.

 

V.A.T.

Most holiday cottage owners, will not derive a turnover of more than  £ 82,000 per year , and so will not have to charge V.A.T.

 

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