Director-led management across Brisbane, the Gold Coast and the Sunshine Coast. We handle pricing, guest messages, cleaning and maintenance, so your property earns without taking your time.
Most managers list the same services. The difference is in the mechanics, the signals we price on, the checks before a booking is confirmed, the proof behind every clean. Here's exactly how each part runs.
Getting a property earning isn't one job, it's a sequence, and the order matters. We run a single walkthrough that doubles as your income forecast, then build the listing, set the pricing model and configure smart access in parallel, not one after another. Once you're live, the first guest is typically booked within seven days.
Walkthrough & income forecast
We assess the property, photograph the brief and model what it should earn versus a long-term lease.
Listing built & photographed
Professional photography, listing copy written to rank and convert, house manual and rules set.
Pricing model & smart access set
Suburb-tuned pricing loaded, minimum stays set, keyless entry and cleaning roster configured.
Synced live across every channel
Published to Airbnb, Stayz, Booking.com and Vrbo on one shared calendar. First guest usually within 7 days.
A flat seasonal rate leaves money on the table on your best nights and prices you out on your quiet ones. So the rate isn't set once. PriceLabs sets a starting price from live market data, our own software checks that price against your suburb every morning, and a director signs off anything the numbers can't decide alone. Your nightly rate and minimum stay update twice a day, not once a season.
Two settings most managers get wrong: we run a 2-night minimum where the big brands run 4, because a weekend guest searching Friday to Sunday can't even see a 4-night listing. And our discount curve is gradual from 60 days out, never a last-week fire sale, so early bookers pay the most instead of training the market to wait.
PriceLabs sets the starting price
Pulled from live market data across your suburb, re-priced at least daily.
Our software checks it every morning
Market penetration, average rate and revenue per night are all measured against the market, not last month.
A director approves every change
Nothing goes live on a machine's say-so alone. Every change is logged with a reason.
The speed of the first reply often decides whether an enquiry becomes a booking, so guest comms can't be ad hoc. Simple questions get an instant answer from our own AI, any hour, working from your property's house manual. Anything that needs a human is routed straight to the right team member, so nothing slips and you never touch your phone.
Instant AI answer to simple questions
WiFi details, check-in time and house basics answered in seconds, 24/7, from your house manual.
Complex questions routed to a human
Anything the AI shouldn't handle is passed straight to the right team member automatically.
Check-in details sent automatically
Access code and directions go out the afternoon before arrival, no chasing.
Review requested after checkout
Prompted at the right moment to protect and build your rating.
Every property gets its own guidebook, built automatically from your listing and reservation details, door code, wifi, check-in steps and what's nearby, so it's specific to that address, not a generic PDF.
Every week we read through guest messages across the whole portfolio, pull out the questions and hiccups that came up, and add the answers straight into that property's guide, so the same question gets asked less the next time a guest arrives.
Protection isn't what you do after a problem, it's the gate a guest passes before they're ever confirmed. Every booking clears ID verification, a credit card on file, and a check through Good To Book, the short-stay guest database, before it's accepted. Airbnb stays are covered by AirCover, and for other platforms we hold the guest's card details, with the option to add your own short-stay cover on top.
Government ID verified
Identity confirmed against the booking before it's accepted.
Credit card held on file
A valid card secured against the stay across every platform.
Checked through Good To Book
Run against the short-stay guest database for any prior red flags.
Cover in place
AirCover for Airbnb stays, card details held for other platforms, plus optional owner cover.
Most managers tell you the property was cleaned. We show you. Every checkout creates a job in LaneOps, the cleaning and inspection app we built in-house, which walks the cleaner through a sequenced checklist, room by room, in the right order, so nothing gets missed or done out of turn. Each step is photographed as it happens.
Checkout triggers the job
A turnover is auto-created in LaneOps and assigned to a trusted local cleaner.
Sequenced checklist, not a static list
Steps run in order, linen, surfaces, bathrooms, restock and stage, so nothing is skipped.
Each step photographed
Proof captured as the clean happens, not a tick on a list afterwards.
Verified guest-ready, photos on file
Signed off before the next guest can check in, and kept on file for any AirCover or damage claim.
Most expensive repairs start as cheap ones that got ignored. Our turnover photos double as a regular condition check, so wear and small faults get logged and fixed before they become a guest complaint or a big bill. Vetted local trades handle the minor jobs, and anything over $500 comes to you for approval first, with the photo and the quote attached.
Spotted on every turnover
Cleaners flag wear and faults; turnover photos give a running condition record.
Logged with a photo & quote
Each issue captured with an image and a cost before anything is actioned.
Under $500, handled for you
Minor fixes sorted straight away by a vetted local trade, no back and forth.
Over $500, your call first
Larger jobs sent to you for approval before any work starts.
Income comes in from several channels at different times, which is exactly why owners get confused statements elsewhere. We collect it all, reconcile the fees and the guest-paid cleaning, and produce one tax-ready monthly statement showing income and our flat 18% + GST fee in black and white. You can see your bookings live any time, and payouts land on the 1st and 16th, so the figure that hits your account is never a mystery.
Income collected across channels
Airbnb, Stayz, Booking.com and direct, pulled into one ledger.
Fees & cleaning reconciled
Our fee applied, guest-paid cleaning separated out, nothing buried.
Want to see these mechanics applied to your property?
The practical detail behind the service, with nothing buried in fine print.
The fee covers the full service: listing, photography, dynamic pricing, guest communication, screening, cleaning and maintenance coordination, and your monthly reporting. Cleaning is charged to the guest, not to you.
What stays yours are the things that always belong to the owner: the platform fees Airbnb, Stayz and Booking.com charge, consumables and restock, your own building or contents insurance, and any maintenance over your approval threshold that you've signed off on. There are no setup fees, no per-booking charges and no tiers on top of the 18% + GST.
No. There's no lock-in. If it isn't working for you, you can leave with 30 days' notice. Any guest bookings already confirmed for after you leave are honoured, so there's no mess and no guest left stranded. We'd rather earn your business every month than tie you into a term.
Absolutely. It's your property. You can block out dates for your own stays or for family and friends whenever you like, and we work the calendar around them. Plenty of owners keep a few weeks a year for themselves and let the property earn the rest of the time.
As much as you want. You can set a price floor so your rate never drops below a level you're comfortable with. That said, the best results come when you let us manage the pricing fully, the whole point of repricing twice a day on live demand is to move with the market, and a fixed floor set too high can cost you booked nights. We're always happy to talk it through and find the level that suits you.
It's easier than most owners expect. We handle the handover, rebuild and relist the property, and time the transition so there's no gap in your income. You give your current manager their notice, we take care of the rest. Most of the work is on our side, not yours.
Full management covers Brisbane, the Gold Coast and the Sunshine Coast. If your property is outside South East Queensland, ask us about our Co-Host plan, which gives you the same systems while you handle the on-the-ground side.
Payouts land in your account on the 1st and 16th of each month, with a tax-ready monthly statement showing your income and our fee in plain figures. You can also see your bookings live any time, so you're never waiting on a report to know how the property is tracking.
Still have a question? Ask us directly →
Tell us about your property and we'll send back a realistic estimate of what it could earn as a short-term rental, no cost, no obligation.
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