How to Compare Airbnb Managers: 12 Questions Every Gold Coast Owner Should Ask

The best Airbnb manager for your Gold Coast property is the one that can explain its service, prove its claims and put every important cost and responsibility in writing. Use these 12 questions to compare managers on the same basis.

1. What exactly is included in the management fee?

Ask for an itemised list covering listing setup, pricing, guest communication, check-in support, cleaning coordination, maintenance, inspections and reporting. Then ask which items have separate charges.

2. How is the fee calculated?

Confirm whether the percentage applies to accommodation revenue only or also to cleaning fees and other guest charges. Check whether GST is included and whether the calculation happens before or after platform charges.

3. Who manages pricing?

Dynamic pricing software is useful, but software alone does not make the decisions. Ask who reviews rates, how local events and seasonality are considered, and how the manager balances occupancy against nightly price.

4. Who answers guests after hours?

Guests do not limit questions to business hours. Confirm whether the service covers nights, weekends and public holidays, and whether the people responding can solve practical problems rather than only acknowledge messages.

5. How do you control cleaning quality?

Ask how cleaners are briefed, how problems are reported and who checks the property between stays. A reliable process matters more than a promise that cleaning is “professional.”

6. How are maintenance costs approved?

The agreement should set a clear owner-approval threshold. Ask how emergencies are handled, whether the manager adds a margin to contractor invoices and how photos, invoices and completed work are recorded.

7. Which booking channels will you use?

Airbnb may be the main channel, but other platforms can suit some properties. Ask which channels are proposed, how calendars are synchronised and how guest terms, prices and availability stay consistent.

8. What will I see in owner reports?

Ask to see a blank or redacted sample statement that reconciles booking revenue, refunds, platform charges, management fees and other deductions to the owner payment. Confirm the reporting period, payment timing and how unpaid or cancelled bookings are treated. Keep accommodation revenue separate from cleaning and other guest charges so you can compare quotes consistently.

9. What evidence supports your performance claims?

Ask for the time period, property type, starting position and calculation method behind any percentage or revenue claim. Results from one property or one peak month should not be presented as a guarantee for every owner.

10. How do you assess compliance and property suitability?

A manager should identify the questions an owner needs to check, including planning, body corporate rules, safety, insurance and tax. The owner remains responsible for obtaining property-specific advice and approvals.

Useful official starting points include the City of Gold Coast development compliance page, the City rental accommodation guidance and the Queensland pool safety laws.

11. What happens if I want to leave?

Check the contract term, notice period, exit costs and what happens to listing content, photography, future bookings and guest data. These details are easier to settle before the relationship starts.

12. Who will be responsible for my property?

Ask who your day-to-day contact is, where the operating team is based and who handles guest, cleaning and maintenance issues. A clear responsibility map helps prevent gaps when something goes wrong.

A comparison scorecard with evidence attached

Use the same 12 questions for each manager. For every answer, note the document, date and any unresolved point. A verbal promise is not the same as an obligation in the agreement.

Fees and owner proceeds: Evidence: itemised proposal, fee calculation base, GST treatment and a blank or redacted owner statement. Check the Gold Coast management-cost worksheet to compare deductions without double-counting.
Guest support and property care: Evidence: written after-hours coverage, escalation responsibilities, cleaning-check process and maintenance approval limits. Record who is accountable for each task.
Revenue and performance claims: Evidence: dated, permission-cleared results for a relevant property and a clear calculation method. Identify owner-use nights, unavailable dates, refunds, platform fees and operating costs; gross revenue is not owner profit.
Suitability and exit terms: Evidence: property-specific approval and insurance checks, plus the management agreement’s notice period, exit costs and treatment of future bookings and listing assets. Do not assume a manager’s marketing page proves your property is approved.

Score each of the 12 answers as 0 (no written evidence), 1 (partial evidence) or 2 (clear, relevant written evidence). Use the score to organise follow-up questions, not to predict returns. An unresolved approval, insurance issue or unacceptable contract term should not be outweighed by a high total.

Red flags to watch

guaranteed income without a property-specific assessment
performance percentages with no dates or calculation method
unclear maintenance authority or contractor mark-ups
no answer about after-hours guest coverage
pressure to sign before receiving the full agreement
reviews that cannot be linked to an identifiable public source

This article provides general information and does not replace legal, planning, insurance or tax advice.

Read CrownBnB’s Gold Coast Airbnb management guide or request a property-specific assessment.