Frequently Asked Questions
How do you charge for your services?
Commission based pricing is the industry standard for vacation rental services.
What do you charge for your services?
The national average for commission rates of property management services is 35% with local rates ranging between 20% and 60%, depending on the caliber of services provided. Tahoe Luxury Properties charges 35% commission to manage your luxury home with incredible care and attention, while generating revenue for you. Remember, the commission-based model means that as your property manager, we only earn revenue when you do, so we are extremely motivated to ensure your home is well-cared for and receiving bookings to maximize earnings. We are a truly team in this venture!
How do you determine the rental rate for my home?
With over twenty years experience in the vacation rental industry, we have a significant amount of data to consult when determining the rate at which the market will respond best. Factors such as location, existence of any views, HOA access to amenities, size of the home, luxury amenities and upgraded technology assist in setting the rate. We currently base our rate structure on the four seasons. You will have a set rate for each season with an increase in price for Christmas, New Year’s and Presidents’ week.
What type of amenities do guests request?
Guests seeking to book a luxury home often look for additional bells and whistles. Additional features, beyond the standard items required on our Owner Supply List, often make the difference to a guest choosing one home over another. The following items in your home will assist in generating a higher rental rate and maximizing your bookings:
- Lake View
- Access to HOA Private Beach
- Access to HOA Amenities including Swimming Pool, Tennis Courts, Fitness Center, Recreation Area
- Outside Hot Tub
- Entertainment such as Billiards, Foosball, Shuffleboard, Ping Pong, Air Hockey, Horseshoes, Bocce Ball, and/or Good Old Fashioned Board Games!
- Media such as Smart HDTV with Netflix, Apple TV, Blu-Ray, XBOX, Surround Sound, and/or a Stereo System such as Bose or Sonos
- Televisions – Having a small television in every bedroom is not required, but many guests request this
- Landscaped Grassy Lawn
- Fenced Area
- Upscale Patio Furnishings – A lovely dining table with sufficient seating for all guests, umbrella, and a few lounge chairs create a relaxing outdoor space
- Garage Access is particularly important in the winter
- High Speed Internet and Reliable Cell Coverage
- Pets Allowed
Do I have to allow a guest to bring a dog?
No. Unless the dog is a considered a service animal for a person with a disability under the Americans with Disabilities Act, you do not have to allow a guest to bring a dog. However, many guests do travel with their pets and we have found that the significant majority of these pets are very well behaved. More importantly, allowing pets will make your home more marketable and result in more bookings. Guests who bring pets sign a Pet Addendum along with their rental agreement that specifies provisions related to the pet. Guests are responsible for any damage. Approximately half of our homes allow pets.
How does a guest pay for damage at my home?
Tahoe Luxury Properties covers accidental damages to the Premises which may occur during Renter’s stay pursuant to the following terms. Two Property Protection Plans are offered, one for $50 which covers up to $1500 of accidental damage and one for $100 which covers up to $5000 of accidental damage. The plan offered for each property is specified on the property page on our website. Tahoe Luxury Properties will cover the cost of repair or replacement to damaged real or personal property up to a maximum benefit of $1500 or $5000, whichever amount is indicated on the property’s web page, provided the damage resulted from accidental acts or omissions, and not the result of gross negligence or intentional misconduct. Any damages which exceed the coverage, or are caused by non-accidental acts or omissions, will be charged to Renter’s credit card on file. It is very important to note that all damage must be reported to Tahoe Luxury Properties prior to, or immediately upon, check-out. Failure to do so may result in the revocation of any coverage. Participation in this plan does not negate Renter’s responsibility for damage. The Property Protection Plan is not mandatory. In such cases where the Property Protection Plan is declined, a separate security deposit in the amount of $1500 or $5000, in the form of a check or wire transfer, will be collected at the time of booking. The security will be deposited immediately and returned within 21 days of departure, assuming no damage was incurred during Renter’s stay.
What is your cancellation policy?
Bookings obtained by us through our website and VRBO will provide a 90-day cancellation policy. Bookings obtained by us through Airbnb will follow the Airbnb 60-day / 50% refund cancellation policy. We collect 100% of the rental payment 90 days prior to a guest’s arrival. Guests may opt to purchase Travel Insurance to alleviate any potential hardship.
Who pays for the initial photography cost?
In order to maintain the highest visual standards marketing and advertising your home, upon joining our program, we will arrange to have your home professionally photographed. Our experienced and trusted photographers provide still images as well as a virtual tour. This is an TLUXP expense. Photos are used on our website, in print advertising, email newsletters and other marketing collateral.
How do I reserve time for my personal enjoyment of my home?
We welcome you to use your Tahoe home! Owners reserve desired occupancy dates on our website, by logging into our Ownerlink software program with a provided username and password. This is also where you can access homeowner statements. We spend a great deal of time marketing your home for dates that show as available on the website calendar. Please know that if we receive a booking for your home during a time the home is marked as available in Ownerlink, you will neither have the right to occupy the Premises nor the right to decline the reservation for personal use.
May I personally market my home on other websites while I am also on your program? Do I receive a discount on commission for any referrals?
The Tahoe Luxury Properties contract includes an exclusivity provision. With a full-time marketing director, we promote your home in a number of venues, so you will not need to worry about taking on these efforts. We welcome all referrals; however, we do not reduce commissions in these circumstances. If your home is currently listed on other websites, we can easily transfer your listing to our account. Tahoe Luxury Properties has a presence on third party channels such as HomeAway, VRBO and Airbnb, keeping our fingers on the pulse of the ever-changing third party channels and shared economy sites. Our presence and participation on these sites is heavily monitored so that all of Tahoe Luxury Properties standards are maintained, regardless of how a guest has discovered our properties.
How easy is it to get started?
Below is the typical fashion in which a home gets brought on our program:
- Home is previewed to determine price point and any suggestions for marketability
- Owner signs Rental Management Agreement, W9 and Homeowner Information Form
- A point person is assigned from our Operations team, who will then reach out to you
- Your point person does a preliminary inventory to ensure all items on the Owner Supply List are present at the house
- Any items needed to be purchased or acquired are added to the home
- Professional photos are taken
- Your house is placed on our website
- We begin marketing your home in a variety of venues
- You receive bookings!
How do I get paid for bookings?
Tahoe Luxury Properties will collect and disburse rent payments, cleaning fees, appropriate county occupancy tax for rentals of 30 days or less in duration, and any other fees as they relate to the rental. We then deposit all receipts collected in a Trust Account with a qualified banking institution. We prepare itemized statements of rental receipts, expenses and charges related and will provide copies statements to you by placing them in the US Mail by the 10th day of each month. You will receive an IRS Form 1099-MISC documenting the receipts less expenses for the preceding calendar year, on or before January 31st of each year.
How are maintenance issues at my house handled while the guest is staying there?
Our Operations team will notify you of present or potential maintenance problems that come to our attention. Per our signed contract with you, Tahoe Luxury Properties will have the authority to address issues, have repairs made to the Premises, purchase supplies, or to cover monthly or recurring operating charges of up to $200 without advance notice. For expenses or repairs in excess of $200, Tahoe Luxury Properties will incur expenses or make expenditures for repairs, if you are not reasonably available for consultation, or if the repairs are necessary to protect your home from damage or persons from injury. This way, we ensure your guests are kept happy with immediate attention to any issue, and your home is maintained in a safe and secure fashion.
Who pays for cleaning? May I use my own private cleaner?
We schedule independent contractors to clean your home after your guests depart. A specific cleaner will be assigned to your home. If you have a cleaner you like and prefer to use, we are happy to accommodate your request. Guests are charged for the departure clean upon booking your home. When you choose to personally enjoy your home, we request you use a professional cleaner to conduct a departure clean. If you choose to use the cleaner assigned to your home, the charge will be $35 per hour with a 4-hour minimum. To keep the home in pristine condition, your personal guests must have the home professionally cleaned after departure. We will also schedule a deep clean in both the fall and spring, in addition to a professional carpet clean and window washing. Your home will be sparkling when it is done!
How well do you screen your guests prior to booking?
A major differentiator in working with Tahoe Luxury Properties is that we have six full-time luxury vacation specialists in our Tahoe City office working to book your home to the perfect guests. Each rental agent has visited every home on our program, so that agents can discuss your home with knowledge and from a personal perspective. We specialize in fitting guests with the perfect home to meet their vacation needs. No contract is final until an agent has a personal conversation with the guest, so that we are able to screen guests, ensuring that we are finding renters who will be respectful of your home. We place great value on taking the time to build relationships with our clients. We aim to help maximize guests’ enjoyment of the Tahoe region by serving as a resource of information, which, in turn, encourages loyal renters.
What happens if there is an emergency after hours?
Our after-hours phone number is provided to guests in case of emergency. Any issues related to the health and safety of guests are handled immediately.
How do you deal with noisy guests, those who smoke in the home or those who have too many people at the house?
Guests contractually agree to comply with all provisions in the contract, such as the maximum occupancy clause, all county laws, and any rules or regulations posted at your home. Due to extreme fire danger this season, no homemade fires or use of firepits are allowed. Smoking is never allowed. Pets are only allowed if a separate addendum has been signed. Any violation is a material breach of the contract and can result in eviction. We encourage you to let your neighbors know you are renting your home, and let them know to call us if they notice anything disconcerting.