Category: Owner FAQ

In almost all circumstances, the guest put something into the garbage disposal. The cleaners test the garbage disposals and they work when the cleaning is complete. In most cases, a member of our staff will respond and we almost always find something stuck and can release it with the wrench. Guests never admit it’s their fault but this visit can result in a five-star rating.

According to guests, they never break anything but when we know they did, we will pursue compensation which may or may not come. We suggest that owners not place anything valuable that can be broken. We also suggest the use of “museum wax” to fix everything in place.

Probably not. We tell them the rules before they check-in. The binder in place forbids “parties”. Let’s explain the parties. Birthday parties and the like during the day are acceptable. What is not acceptable are late-night loud parties. We know the neighbors who will call us if there is a disturbance. It happens from time to time but we usually catch it in the early stages before law enforcement is involved. It’s not actually the number of guests that causes loud parties, we have seen this with just two guests inviting friends over.

12 months. If we disagree to the point that we can not work together, it’s time to dissolve the relationship. This has to work for all parties. We need to be compensated for work we have already done per the agreement, that’s fair.

If there are bookings in the future, we will work with that company or you to honor them. We will charge a management fee for these existing bookings. The day the agreement is signed between us, no future bookings can be accepted on the other platform and we need to be notified of all existing bookings to block our calendar. You will receive the income, we will bill you for our management fees.

If there are no future bookings, we can immediately take over, close down any existing third-party sites, and inform the other manager to stop booking. The lock combination must be changed.

Property taxes of course which you pay directly. There are state and local taxes due for all stays. Third-party sites we work with collect and pay the taxes for you. Any bookings on Christies Gulf Beach Rentals site will be collected and paid to the state. We report all properties monthly. Don’t forget to include the income we pay you in your 1040 form since we will issue a 1099 at the end of the year.

Send an email or text requesting a coupon code. You will usually receive one after your client portal is established. Go to Christiesgulfbeachrentals.com and book as any guest would. Enter the coupon code which will be for 100% of the cost-reducing your cost to zero. Consider the main income seasons when booking. If you need or want the highest income, don’t book during the high season or holiday periods.

Christies staff will visit your property and make sure that windows and doors are locked and blinds are over all windows. We will store outside chairs the best we can to avoid them being blown away. After the hurricane when it is safe, we will visit your property and assess any damage. If the property is not rentable, it will be pulled out of service until repairs can be made. You will of course be notified and receive photos of any issues that require repairs or insurance. FYI, this is where the internet-based property managers in San Francisco may have a hard time 🙂

We suggest that all free-standing houses engage the services of a termite company and install “Sentricon” a system that helps to keep termites from eating your property. If we notice any termite issues, we will notify the pest control company to inspect. Ants and cockroaches are an issue in any warm and humid climate. It’s important that your property be periodically treated to prevent an infestation. We will make recommendations on this topic based on your property type e.g. condo, vs house. Keeping your house clean is not exclusively the answer and guests are not going to keep the property as clean as an owner will. This is something we monitor and will keep you informed of any issues.

No, however, it must be as clean as you found it. This is funny to say because no matter how good our cleaners are, some owners will find something that needs cleaning. You will be automatically charged a cleaning fee when making reservations. Christies will refund you upon request less the fee charged by the credit card processor. Many of our owners prefer to leave on the last day and let the cleaners deal with the toilets, showers, etc. Your choice.

Cleaners are paid with the cleaning fees that the guests pay and are a pass-through to Christies. The process is to clean all obvious areas e.g. bathrooms, kitchens, floors, laundry, and more. Some cleaning is done on a less frequent basis e.g. pulling out appliances to clean behind, baseboards, and dusting high up above cabinets. We do this periodically because it’s not necessary to do it every time someone stays. The AC filters are changed periodically based on occupancy. Owners pay for the filters and a supply will be available on the property.

Christies is not in the maintenance business meaning that we call contractors who will come to repair items that stop working. A dishwasher not closing properly for example. A contractor will be called and the bill will be sent to you by the contractor. You will be notified to expect the bill. For larger expenses, Christies will contact you, the property owner in advance and obtain your approval to order the repair. The contractor will send the bill to you or request you to make a remote purchase e.g. a washing machine through Lowes. This system works well and it saves our property owners. If Christies were advancing funds and billing, we would be charging a service fee which we believe can be avoided through our system.

Yes, we can help obtain a city permit.

This is a frequently asked question by potential clients. It’s a difficult answer because there is no one charge. The rates we charge are based on: seasons, events, competition, occupancy, number in the party, and pets. The calendar will be set for a minimum of six months in advance. We will calculate the rental prices at the time the property is posted for rental. At this point, owners can check the consolidated calendar on ChristiesGulfBeachRentals through the Client Portal and see prices in the future. All prices posted are subject to change, this is a dynamic situation. There are also discounts which may be applied. New properties on Airbnb will be offered automatically at a 20% discount for the first few bookings. Return guests can receive a discount. Longer-term stays receive a discount.

Do we ask a basic question? One small dog, two small dogs, or no pets. All guests with pets if you agree to accept them will pay a non-refundable pet fee to compensate for removing pet hair. If there is damage, it will be charged to the pet owner and/or the third-party site.

Send us an email: Yes@ChristiesGulfBeachRentals.com

Most areas of the country do not need wind and hail coverage. This coverage is required in most coastal areas of the United States. Wind and hail insurance is in addition to the typical fire and liability policy that most property owners have. Wind and hail are considerably more expensive than standard coverage. This is particularly true the closer you live to the beach. Most major national carriers do not offer wind and hail coverage this is why our clients find policies with local brokers. We can refer you to a couple of insurance brokers who can shop for you. Your credit score, the age of the roof, the age of the house, and your location are all calculated in your final price.

The major factor is occupancy. Getting vacationers to stay at your property is a challenge given the number of vacation rental properties on the market along the Mississippi Gulf Coast. All hosts have seen occupancy drop from previous years due to many factors not the least of which is inflation. Lowering the price does not help bring in more people unless the property is overpriced to start with. Consult with us on your specific property. At a minimum, we can tell you the times of the year that are booked more often than others.

The best way to answer this question is to refer you to this article: https://retirecoast.com/18-most-important-tax-deductions-for-vacation-rentals-now/ After you read the article, you will know much more about how your property can benefit you when it comes to deductions that reduce your tax burden.