Frequently Asked Questions
How does Opuluxe work?
Opuluxe is a short term rental management company that offers full service management! We handle it all, including:
24/7 guest support
24/7 on-the-ground guest assistance
hiring and managing local vetted cleaners and contractors
marketing on your home on Airbnb, VRBO, Booking.com, and on our direct booking website
ensuring your home is priced well by running a comparison analysis to the homes that are similar to yours in your area
we can get your home 100% ready for short term rentals by designing it, furnishing it, and stocking the home with up all short term rental essentials for an additional fee
What are short and mid-term rentals?
Short-Term Rentals (STR):
Short-term rentals are properties that are rented out for short periods, typically ranging from one night to a few weeks. These rentals are often furnished and come with amenities like Wi-Fi, kitchenware, and linens to provide a comfortable and convenient stay for travelers. Short-term rentals are popular among vacationers, business travelers, and people looking for a brief getaway.
Mid-Term Rentals (MTR):
Mid-term rentals are properties rented for longer periods, usually one month to a few months. These rentals bridge the gap between short-term and traditional long-term leases. They may appeal to business travelers on extended assignments, students in between semesters, or individuals relocating to a new city and in need of a temporary residence. Mid-term rentals may also be furnished and equipped with similar amenities to short-term rentals, but they can also be more sparsely furnished to allow for longer-term personalization by the tenant.
At Opuluxe, we offer management services for both short-term and mid-term rentals, providing flexible options for property owners to maximize their rental income.
What is full service management?
Full service management essentially means that we literally take care of EVERYTHING! We handle communication with guests, cleaners, maintenance, contractors, filing insurance claims for damage insurance, 2am toilet clogs, even lawn care! We'll even completely set up your home for you so that it's ready for short term rentals (for an additional fee).
Does my home need to be furnished?
Yes, your home needs to be furnished and stocked with essential items to be suitable for short-term rentals. This includes basic furniture like beds, sofas, and dining tables, as well as essentials such as cookware, towels, and toiletries to ensure guests have a comfortable stay.
If your property is not yet furnished, Opuluxe offers a White Glove Service that takes care of all your furnishing needs. Our team will carefully select and place high-quality furniture and amenities to match the aesthetics of your property, thereby creating an inviting and luxurious environment for your guests. To learn more about our White Glove Services and how we can help you, please visit Opuluxe White Glove Services.
do we divide the UTILITIES?
We have owners pay for all utility bills, while we pay for the cleaners (should you opt for the 15%-20% pricing) as well as the contractors when they are fixing damages caused by guests (should you opt for the 20% pricing).
CAN I VISIT MY HOME WHEN I NEED TO?
Of course! It's your home--all you'll have to do is tell us what dates you'd like to visit and we'll block the calendar for you!
Do I have to sign a long term contract?
We feel confident that you'll love our services and want to stick with us! However, we won't tie you down! You can cancel your Opuluxe agreement at any time, with a 90 day notice. One of the reasons why we have this notice in place is to avoid the cancellation penalties that we'll be charged with for canceling on future guest stays. We’ll just need to honor any reservations that are already booked at your home for that 90-day window.
WHO PAYS FOR FURNITURE AND SUPPLIES?
We ask that the owner pay for furniture, decor, and supplies, but on average, our clients can make their investment back within 4-6 months. We offer to choose and assemble furniture and decor, and completely set up your home for you for an additional fee. For more info on this, click on the "White Glove Services" tab.
Where will you market my property? Airbnb?
Yep! We'll list your home on Airbnb, VRBO, Booking.com, and our direct booking site. If we can only accommodate mid-term bookings in your home, then we'd also use Zillow, Furnished Finders, and more.
Does Airbnb and VRBO charge us to use their platform?
Yep! Airbnb charges 3% per booking, while VRBO charges us 8%. We'd split the gross income of the nightly rate that's left after they deduct the fees from our payout. Booking.com charges 15%. Opuluxe charges the guest 15% and pays Booking.com's fee.
Does opulUXE offer management services near me?
Yes, Opuluxe offers its property management services Nationwide in the Contiguous United States. We have local teams spread across the country to provide you with efficient and personalized service. This enables us to manage your property effectively, no matter where it's located, and to respond promptly to any needs that may arise. Our widespread presence ensures that you receive the same high standard of service that Opuluxe is known for, regardless of your property's location.
how do you pay me my cut, and when would I receive it?
We'll pay you via ACH once the guests check-out. We wait until they check-out before sending a payment in case refunds need to be issued to them during their stay. After we send the payment, it would be deposited in your account within 5-7 business days.
how do I know if my home is a good fit for Opuluxe?
We accept homes of any general type and size. However, we do require that your home be free of all cosmetic imperfections, and with all appliances and amenities in working order. In addition, if your home is in an HOA, the HOA must not have any short term rental restrictions. If you rent the home, and are looking to sublease, we require that you have permission from the management/landlord to sublease, with short term rentals also permitted. You must also have approval from the city and any licensing that may be required in your area. Opuluxe's World Class packages are limited to client's whose properties are located in areas with a population of 30,000 or more, or those that are 20 minutes or less away from a city with a population of 30,000+. (Properties with a smaller population may be limited to the First Class pricing package.)
Does my home need to be in a tourist attraction to do well?
Absolutely not! This is a common misconception. Your home does not need to be located in a traditional tourist attraction to perform well as a short-term or mid-term rental. While properties near tourist hotspots often enjoy higher demand, many travelers are looking for different experiences. These can include business trips, family visits, or even "staycations" away from the city center.
At Opuluxe, we have successfully managed properties in a variety of locations, ranging from bustling city centers to quieter suburban areas. Our expertise in dynamic pricing, targeted marketing, and guest experience optimization allows us to adapt our strategy to suit your property's specific location. So, even if you're not near a major tourist attraction, we're equipped to maximize your occupancy and revenue.
Will you view my home in person to qualify it?
No, we do not require an in-person visit to qualify your home for our short-term rental management services. The qualification process can be conducted remotely, typically through a virtual tour or by reviewing photos and other details you provide about your property. This approach allows us to efficiently assess your home's suitability for short-term rentals and begin the onboarding process more quickly.
What if the property sits unrented?
It's crucial to remember that there's a market price that everyone is willing to pay, similar to how long-term rentals work. We use dynamic pricing and targeted marketing to ensure that your property does not sit empty for extended periods. Opuluxe also specializes in properties located in areas with a population of 30,000 or more, or those that are 20 minutes or less away from a city with a population of 30,000+. Provided your properties meet these criteria, we aim to sustain a high occupancy rate which is. Our average and goal is an occupancy rate of 80%.
Do you provide insurance?
Yes, Opuluxe is covered with $1 million in liability insurance to offer a basic level of protection for guest injuries. Additionally, if you opt for our "World Class" pricing package, we provide coverage for damages caused by guests up to $1,500.
However, it's important to note that this coverage does not extend to major property damage not caused by guests, such as issues with the foundation, plumbing, appliances, HVAC, etc. For comprehensive protection against such risks, we strongly recommend that you obtain separate property insurance. This way, you'll have peace of mind knowing that you're fully covered for any unexpected events.
how can I see the bookings? who is the account holder of the listings?
In order to successfully manage our properties, Opuluxe is the account holder of the listings. However, you'd be able to view the following in our client portal:
✔️ booking in real time + occupancy
✔️ pricing for each booking
✔️the name and profile picture of each guest We'll also send you a monthly report to show you a detailed breakdown of each guest and their payment. We keep everything transparent with our clients so that you can rest easy on how the business is going!
What are your fees?
We're completely FREE to join! Once the bookings start rolling in, we have pricing packages from 10% to 20% of the nightly rate, depending on your needs. For the 15% to 20% options, we pay for the cleanings and therefore keep the cleaning fees. Check out Pricing for a breakdown of what each package offers!
Will you help me figure out whether or not short term rental is permitted for my property, as well as with permits/licensing?
We do not directly assist with determining the legality of short-term rentals (STR) for your property at this time, or with obtaining permits and licensing. However, if it turns out that short-term rentals are not allowed in your location, we offer an alternative solution of mid-term rentals. These rentals typically last for a month or longer and fall under different regulatory guidelines, allowing you to still generate rental income from your property. It's important for property owners to understand and comply with local laws and regulations, so we recommend consulting with legal professionals for specific advice on permits and licensing.
How do I get started?
To get started with Opuluxe, simply click the button below and fill out the form so that we can see if your home is a good fit. We'll contact you via email. If it is, we can have you up and running within 2 weeks if your home is ready to go!