How to Choose a Shortlet or Airbnb Management Company in Malta | Eleva
Let me walk you through how to actually compare shortlet management companies in Malta so you end up with the right partner, not just the cheapest one.
Start With What's Actually Included in the Fee
A low headline percentage can be misleading. Some companies quote a percentage of gross revenue, which means their cut comes straight off the top, before any other costs. Others quote a percentage of net revenue (after platform fees like Airbnb's host service fee).
Take a look at this side-by-side comparison for a property earning €30,000 in gross bookings per year:
- 30% of gross revenue = €9,000 management fee → €21,000 to the owner
- 30% of net revenue (after Airbnb's 3% host fee) = €8,730 management fee → €21,270 to the owner
It's not a huge difference in this example, but it illustrates why you need to ask what base the percentage applies to.
The Real Cost: What Happens After the Management Fee
The management fee isn't your only cost. Here's what typically gets deducted from your rental income before you see a cent:
- OTA commissions (Airbnb, Booking.com): 3–15% depending on your host status and policy
- Cleaning fees: Sometimes passed through to the guest, sometimes absorbed
- Utilities, consumables, restocking: Toiletries, coffee, tea, cleaning supplies, bin bags
- Maintenance and repairs: Wear and tear is inevitable
- Laundry/linen: Either outsourced or handled in-house
A company quoting a low management percentage but passing through all the cleaning, linen, and consumable costs separately may end up costing you more than one with a slightly higher, all-inclusive percentage.
What to Ask Every Management Company
Before signing anything, get clear answers to these questions:
- What exactly is the management percentage, and on what base? Gross, net of OTA, net of cleaning?
- Are there any additional fees? Onboarding, photography, listing setup, software subscriptions?
- Who pays for cleaning, linen, and consumables?
- What does your monthly statement look like? Ask to see a sample.
- How is the cleaning fee set and adjusted?
- What happens if occupancy drops? Do they have a minimum guarantee?
- How do you handle maintenance and repairs? Is there a pre-approval threshold?
Red Flags to Watch Out For
A few things should make you pause:
- ⚠️ Vague pricing: "Contact us for a quote" with no published rate card means you'll spend hours comparing apples to oranges.
- ⚠️ Long lock-in contracts: 12–24 month commitments with steep early termination fees are a red flag.
- ⚠️ No sample statement: If they won't show you what an owner report looks like, what are they hiding?
- ⚠️ Promises of "guaranteed" income: Nobody can guarantee occupancy. If someone does, read the fine print.
- ⚠️ No clear answer on fee base: Gross vs. net is a material difference.
How Eleva Structures Its Fees
At Eleva, we keep it straightforward: our 30% management fee is calculated net of OTA fees — so you're not paying us a commission on top of a commission. We also pass through guest-paid cleaning fees 100% to the cleaning team, with no markup.
That means the percentage you see is the percentage you get. No hidden onboarding fees, no surprise charges, and a transparent monthly statement you can actually read.
The Bottom Line
The cheapest management percentage isn't always the cheapest overall. What matters is the net amount that lands in your bank account each month, after every fee, every commission, and every cost. Ask the right questions, compare on a like-for-like basis, and you'll find the right partner for your property.
Want to see what your specific property could earn under Eleva? Request a free revenue audit and we'll model the numbers for you.
