Choosing who manages your property is one of the biggest decisions you’ll make as a landlord. A good manager can lift your income and take the stress out of letting. A poor one can leave you with surprise charges, a lapsed licence or a property that quietly goes downhill. The trouble is that most management pitches sound much the same, so the real differences only show up when you ask the right questions.

Here are ten questions worth asking any Airbnb or short-term let management company in Glasgow before you sign anything, what a good answer looks like, and what should make you pause.

1. Do you handle my short-term let licence, including renewals?

In Scotland, a short-term let needs a licence from your local council, and running one without it is a criminal offence with fines of up to £2,500. The licence application also needs the owner’s consent. A good manager handles the application, the safety certificates and the renewal on your behalf, and tracks every expiry date so nothing lapses. Be cautious of anyone who says licensing is “your responsibility” without offering help.

2. What exactly is your fee, and what isn’t included?

Published management fees in Glasgow commonly sit somewhere between about 12% and 20% of booking income plus VAT, but the headline percentage is only part of the picture. Ask whether there’s an onboarding or setup fee, whether cleaning is charged at cost or marked up, and whether maintenance and call-outs carry a markup. The right answer is a clear fee, agreed in writing, with everything else itemised.

3. Is my money kept separate from other owners and from your business?

This is one of the most important questions and one of the least asked. Ask whether each owner’s rental income is held in its own account, or pooled with other landlords’ money or with the company’s own funds. Separate accounts make it far easier to see exactly what has come in and gone out for your property.

4. Who actually looks after my property, and can I speak to them directly?

Some companies are national franchises or call centres where you deal with a different person each time. Others are small local teams where you know who’s responsible. Neither is automatically wrong, but you should know which you’re getting, and who you ring when something goes wrong at 9pm on a Saturday.

5. Can I see independent reviews and speak to current landlords?

Look at reviews on independent platforms such as Google, not just testimonials on the company’s own website, and read how the company responds to criticism. Ask whether you can speak to one or two landlords they currently manage. A confident manager will say yes.

6. How do you set prices, and how will I see the results?

Nightly rates should move with demand, events and seasons, not stay fixed. Ask how pricing is set and how often it’s reviewed. Then ask what reporting you’ll receive, ideally a regular statement showing bookings, income, fees and costs in plain terms.

7. Who does the cleaning, linen and maintenance?

Ask whether cleaning is done in-house or outsourced, how quality is checked between stays, and who deals with emergencies. Cleaning standards drive reviews, and reviews drive bookings, so this directly affects your income.

8. What happens when something goes wrong?

Damage, a difficult guest or a burst pipe will happen eventually. Ask how guests are vetted, who pays for what, and what your own insurance needs to cover. A good manager can explain this calmly and in detail, and doesn’t treat the question as awkward.

9. How long is the contract, and how do I leave?

Check the notice period, any minimum term and any exit charges. Fixed lock-ins aren’t always a problem, but they should be clearly stated and easy to understand before you sign, not discovered afterwards.

10. Which areas do you really operate in?

Local knowledge matters. Licensing rules, planning requirements and demand all vary between Glasgow, Helensburgh, Falkirk, Stirling and the wider Central Belt. Ask which areas the company actively manages properties in today, and how their experience applies to yours.

How Aurora Answers These Questions

We’d rather you ask us all of these than sign on a good feeling. In short: we handle the full licensing process, including safety certification and renewals; our fees are agreed in writing upfront, with no markups on cleaning or maintenance; each client’s income is held in its own separate account; you work directly with our own team; and we manage properties across Glasgow, Helensburgh, Falkirk, Stirling and Central Scotland. Our Google reviews are independent, and we’re happy to talk you through any of the points above for your own property.

If you’re comparing managers, you may also find our guides on what Airbnb management really costs in Glasgow and rent-to-rent versus fully managed letting useful. Or get in touch for a free, no-obligation conversation about your property.