Christies Gulf Beach Rentals
Property Owners are encouraged to read this document to avoid any potential issues.
This document outlines services provided by Christies to client owners, it does not supersede the agreement between the property owner and Christies. This serves only to clarify certain areas to avoid confusion and to manage expectations.
- Bookings
Christies Gulf Beach Rentals does not guarantee any volume of bookings or revenue. When owners ask about estimates, of bookings or revenues, information will be provided as a courtesy and not to be relied upon as accurate. Do not make financial decisions based solely on data provided by Christies which changes and could be dated.
2. Client portal
Calendar –
It takes time to post your property on several sites. Posting can not take place without photos. Third party sites are very strict on the photos, they must represent what people will see when the arrive. There are no time tables on this process, except we will get them up as quickly as we can.
Christies prepares a client portal for our clients with video instructions on how to use it. Specifically, the calendar icon is there to take the client to their page on the ChristiesGulfBeachRentals.com website where the scroll down and view the calendar. It is not necessary to access the portal to see the calendar, clients can go directly to their page. Clients are encouraged to create a link on their computer to their page for faster access.
The calendar shows bookings on VRBO, AirBnB and Christies along with all of the affiliates of the third party listing services. This single calendar shows all bookings. The calendar shows current and future bookings not past bookings. If you are intent on following every booking, take screen shots monthly before the past bookings are gone.
The calendar can on occasion malfunction. The technology used is provided by Google to connect all sites and periodically it fails to sync which can result in a double booking. Christies does everything possible to find alternative accommodations for the last booking.
Airbnb and VRBO sites can be accessed from the client portal by clicking on the respective button.
On occasion an owner can not find their property on Airbnb or VRBO. Check the client portal to be sure it is still listed. Christies is not responsible for the algorithms used by people searching for properties. While on occasion an owner can not find the listing, guests can. Christie’s has spent countless hours on hold to discuss these issues with the third party sites and more often they do not know what has happened but it always gets fixed.
Financial – Spreadsheet
Owners can view but not change data on their financial sheet, which is accessed through the client portal. Christies does not want to pay any bills for clients, but on occasion, it is necessary when there are funds available and the amount is within the signed agreement. When funds are paid for a client, a note is placed in a cell, usually on line 32 with a colored triangle in the top right corner. Hovering over that cell tells you why the charge. Christies will not loan funds to clients. We recommend that you set up a cash transfer application for some of the vendors. Owners should review their spreadsheet monthly, report any errors.
5. Walk through video
Christies may or may not be able to post a video on third-party sites. The video if taken, will be completed soon after the contract is signed and the property is ready. There is no time table on this.
6. Photos
Christies will take photos; they are not considered professional, but they are adequate. We recommend you have a professional take photos and pay them directly. Christies chooses the photos to be used and the order in which they are placed. Usually front outside first, kitchen or living room, hallways, bedrooms and yard.
7. Guest Binder
An Icon on the client portal indicates a guest binder. This icon is standard. The guest binder is a cooperative affair. It will be produced on a Google drive and the property owner will be asked to completely review it and make corrections and add to it as necessary. This is a template, and there will be errors that is the reason for the review. We do not recommend trying to rewrite it. Some information included must be there e.g. trash day.
8. Pricing
Christies researches prices in the area and uses a scheme of over 26 events. Generally pricing is set for the median of similar properties. We know how to price your property correctly. There is much research that concludes lowering prices may not result in greater income. What can happen is that the quality of guests can be reduced increasing wear and tear on the property. If you are suffering financially due to the lack of income, consider asking us to list your property for sale or for long term lease. Lowering the price is usually not the answer.
9. Other services
It is important that our clients understand that time is money. When we have to drive around buying items, delivering packages etc., there is a cost for this. Our price sheet indicates what that cost is. While we will make every effort to accommodate our clients, there must be a form of compensation paid for extra services. What we will do is take in chairs when there is a hurricane coming and put them back out after.
10. Charge for months where there is no income
We charge when there is no income for Christies. This compensates us for changing batteries, driving by your house and inspecting it periodically.
11. Cameras
If you have cameras outside of your home, please turn them off when guests are there. Watching guests is not a good practice. It is an invasion of their privacy. Often doing this results in calling Christies to complain about something. If Christies contacts the guest about the issue there is usually an argument about invasion of privacy and this can result in an extremely low rating. If you have cameras, turn them off when guests are in residence.
12. Cleaning
Christies uses cleaners for your property whom we know. It is our intention to clean the property to the state it was in when the guest arrived. From time to time, a guest will complain about a hair or something like a burned out bulb (which burned out after the cleaner was there). Most of these guests want something, a lower rate or a reduction in their stay. We usually refuse to accommodate them when they do not immediately notify us when they arrive of an issue. When they tell us as they are leaving we usually refuse to give them anything. This has in the past resulted in a lower rating for the few who actually take time to complete one. It’s a difficult issue which we work with regularly.
13. Air Conditioning
We recommend that you install a wifi thermostat that we can control. Please buy the one we recommend, if you buy any other, we will not be able to control the thermostat. This will cost you in electricity. Over time we have found that some of the more popular thermostats are difficult for some clients to operate. We are not responsible for your electric bill per the contract.
14. Repairs
On occasion, something breaks e.g. leak under the sink, garbage disposal. Per the agreement if the cost is under $300, we will have someone go out as quickly as possible often the same day to repair it. Many of the people we use need immediate payment. Please sign up for a cash app to pay them or on occasion if there is a positive balance in your account, Christies will pay it and deduct it. Most of the time these issues arise from a guest calling to complain and our goal is their satisfaction so we try to get the work immediately. If it’s a larger item e.g. replacement of a stove, you will be notified. You can order it and have it installed at your cost. We can find one at a local store and you can pay for it and installation, your decision.
15. Lawn/Yard care
Christies can recommend someone to care for your lawn and yard. It is the owner’s responsibility to negotiate with the contractor and pay them directly. Remember twice cu during the growing season, once at the shoulder seasons and nothing for 3 months of winter.
16. Garage
Keep the garage door locked. Guests should not have access to a garage.
17. Pool
There are rules for the pool listed in the guest book and in Christies online policies. Owners must be sure that doors and gates to the pool can be locked from children. A pool maintenance contractor must maintain the pool.
18. Clients Stay
Clients must book the property just as any guest by going to ChristiesGulfBeachRentals.com website. Ask for two coupons. One for a time when you stay and will leave it clean so zero charge and another for times when you want Christies to clean which there will only be a cleaning charge. Go to your page on the Christies site not through the client portal.
19. Proprietary
Christies financial spreadsheets are proprietary. No access other than view is permitted. No access to any Christies calendar functions will be provided other than viewing bookings.
20. Payments
Owners are paid via ACH unless Christies ACH limit has been hit in a month. When this occurs a check will be mailed. Payments will be issued on or before the 10th of each month per the agreement. Payments are determined by the timing of income coming to Christies from all sources. When the first day of the month is on a Monday, all bookings before that date will be included in the payment. When the 1st day comes during a weekend, that weekend may or may not be included in the next payment. Owners can view the client portal spreadsheet to see how the income was generated. If a weekend stay was not paid for the previous month, it will be scheduled for the next month and show up on the spreadsheet.
21. Payment adjustments from 3rd parties
From time to time a guest will complain about something and request a full or partial refund. When Christies refuses that guest for good cause, they may complain to Airbnb or VRBO. They usually agree with Christies and do not give funds to the guest. From time to time they agree with the guest even though we know it is wrong. When this happens, you will be notified of the amount that was removed from Christies account and an adjustment will be made in a future payment. This happens about three or four times per year.
22. Damage
Owners are fully responsible for any damage that occurs to their property regardless of cause. On occasion a guest will damage an item. The third party companies will rarely reimburse Christies and often not for the full value. The most common reason is that the guest tells the third party they did not do it. Christies will try when possible to recover from the guest. Regardless, if the item must be replaced for safety to guest convenience, you will be asked to pay for the replacement. The contract between Christies and the owner clearly spells out that Christies is not responsible.
23. Working with third parties
Clients often ask if Christies will work with third parties to promote their property. Christies will consider it when there is zero cost to Christies and it fits our business model. This includes the time required to work with the other party.
24. Data
Guests have a relationship with the booking platform and Christies Gulf Beach Rentals. There is no legal relationship with the property owners. Data gathered by Christies is not shared with owners except for the name of the guest, dates of stay and amount Christies receives from the platforms. The data is displayed on the client portal spreadsheet.
25. Termination of agreement
Should an owner decide to terminate the agreement with Christies, the terms and conditions listed in the agreement between parties will apply. There is a notice period and a penalty for not following the notice requirements. Any bookings in place at the time of the termination belong to Christies. Should Christies be fined by third parties for not providing accommodation due to premature termination of the agreement without notice, owners will be responsible for compensation to Christies.