need opinions on SoWal rental companies

[llsnd98]

Although I am beginning to get some activity on our rental home, I am thinking about going with a rental company. Currently, we are only doing VRBO, SoWal advertised sites, and word of mouth, but since we live in Atlanta and renting our home has become crucial to our financial lives, I feel that maybe a rental company like Garrett, or Beach Rentals of South Walton, etc. might be the best way to get consistent business.

Does anyone have any input as to which companies they have had positive experiences with, or even if they think we should go this route? I don't know whether to relinquish 25-30% of the rental income in order to have the peace of mind that everything that comes with running a rental from out of town is being taken care of.

Thoughts and suggestions from wise SoWallers would be greatly appreciated!

[SGB]

We use Sunburst Vacation Rentals and we are extremely happy. We used to be with another larger company in the area and communication and getting billed for things that never happened became a huge issue. We also advertise on VRBO and Kurt's sites. VRBO used to bring in a lot of business for us, but lately, not so much. I don't know why. If we didn't have Sunburst we'd wouldn't fill up our house. We are currently rented out for the whole summer season. We live here, so it's possible for us to do the entire rental thing ourselves, but we have found that going with the rental company means our house rents a lot more and we don't have to be here all summer to check on things.

[dunelover]

I thought you might be interested in an opinion of someone that has searched for places to stay w/ vrbo and rental companies. These are just my thoughts, others may differ, but I think the biggest hurdle would be getting the renter passed the perceived "risk" of renting by owner. From my perspective, there are many ways to do that.

1. Make sure your vrbo listing has enough info. I frequently see seasons listed for rates, but no dates with those seasons. Keep many good pics w/ your listing---a floorplan is awesome. Offer a hurricane policy w/ out someone having to call and ask about it. Keep the guest comments up to date. An incentive for return guests would be great.

Ok, that was just some of my pet peeves. I hate calling owners for information and usually just skip that place and move on to another one.

As far as rental companies, from a renters perspective, make sure you go with one that is easy to search. I usually search online and just skip the sites that take too long and are too cumbersome to find out rates, view, bedrooms, etc.

Good luck!

[ShallowsNole]

Speaking of relinquishing income, this looks like a good time for me to jump in...

One issue that owners who rent on their own face is the paperwork involving in collecting and remitting the lodging taxes, especially as there are two different agencies you have to work with (and as one owner told me on the phone fifteen minutes ago, it is a PIA). While most owners are quite capable of handling this themselves, and there are even services that will assist owners that want to rent on their own but don't want the hassle of dealing with the taxes, this is a reason that an owner might consider going with a property management company.

http://clerkofcourts.co.walton.fl.us/default.aspx?id=40

[TooFarTampa]

Speaking of relinquishing income, this looks like a good time for me to jump in...

One issue that owners who rent on their own face is the paperwork involving in collecting and remitting the lodging taxes, especially as there are two different agencies you have to work with (and as one owner told me on the phone fifteen minutes ago, it is a PIA). While most owners are quite capable of handling this themselves, and there are even services that will assist owners that want to rent on their own but don't want the hassle of dealing with the taxes, this is a reason that an owner might consider going with a property management company.

http://clerkofcourts.co.walton.fl.us/default.aspx?id=40

We file our own tax paperwork, collect funds, book renters ourselves in exchange for a lower commission rate with our management company. It works very well for us since almost all of our renters find us through our VRBO page and not through our management company. But it IS a lot of extra stuff to deal with. I am very good at waiting until the very last day to mail our tax paperwork. (No comments from the peanut gallery please. )

[Rather B Paddlin]

I have heard good things about Sunburst, but have never used them.

Paying the 25% does not guarantee fully bookings or that everything is taken care of........ That could fill a thread by itself.

Our personal experience has been that doing it all on our own has been far less frustrating for ourselves as well as our guests. Also, potential guests appreciate the knowledge you have of your home when they make an inquiry. There are some very good trades people and maintenance services in the area that do a great job, are extremely honest, and are very reliable.

This has been an odd summer as far as booking. I would take 25% less bookings than have to deal with some the agencies we have dealt with in the past.

If you are set on using an agency, call as potential guest looking for a rental to see how you are treated on the phone. Also, call and ask for a list of past owners on their rental program to see why they left.. I believe most owners would give an honest evaluation.


Good Luck!

[Paula]

I like having an agency manage our cottages because we're not local so once the booking is made (most of our bookings come through VRBO, though the agency gets us some, too), the agency takes care of everything else. I already have a full-time job and then some (to pay for the cottages...) so it's nice to not deal with day-to-day issues. No agency will be perfect (no owners and no guests are perfect either but we all try), but I'm happy with Beach Rentals of South Walton. They've saved my behind a few times in some tough situations, and they do a nice job of taking care of needed repairs and getting our paperwork/checks/tax info to us on time.

I go to the cottages myself about every 3 months to check on things personally and always end up doing some "deep cleaning" (either inside or outside, including weeding/gardening) and finding some repairs that need to be done and things that need to be washed/replaced. It's also an opportunity to check on the community itself to see if anything needs to be reported to the association board. The agencies will do a deep cleaning, too, when asked, but I like to do it myself because I have such a personal interest in the cottages/guests' experiences there that I see things that someone else might miss. And, of course, I get to enjoy the beach and my friends in the evenings/during breaks!

Whatever agency you use, I recommend that you build a good relationship with them and realize that you'll want to actively pay attention to your place if you want it to stay in top shape. Agencies are managing multiple properties and, especially during the peak seasons, can just manage to keep up with the guests/cleanings/repairs.

I hope this is helpful.

PS: This seems to be a slower year for rentals than in the past.

[Jdarg]

We had a major issue with the agency that manages most of the properties in Seagrove (you see their signs mostly from the stop sign at Seagrove Market to a little past Tom Thumb.) I even sent an e-mail and gave them an opportunity over the phone to make the situation right, explaining that I lived here and had referred guests to this company in the past. No response- my e-mail to the head of the company was not answered either.

So, when people ask me what agency to go through- I specifically say "Do not use _____________"!!!!

[Beachmom]

One other thing is maintance. I only speak as a renter, (we stayed in 7 houses during our building process ) One company did NOTHING to the house- we ended up all sick and found out there was mold growing throughout the ac system. Filters where never changed (just checked in and LOOKED at it -5 months in that one ) One of our other long term companies stayed on top of everything, light bulbs, pool, I knew the mant. man by name. One day I called about the dryer build-up and he was there within an hour. It made such a difference. I know that lot of stories are out there about getting charged for things that never happened, but I'd love to know what "moldy" house was being charged for those "check-ins".

[Paradise Sea]

We've used Garrett exclusively and are very happy. Fully booked for the summer except one week in July which I am confident will be booked soon. They have been very responsive to all of our concerns and seem to advertise over a wide area, even in our local paper in Columbus, OH.

[llsnd98]

You have all given me some great information and different points of view. This is very helpful and I think I have decided to go with Beach Rentals of South Walton. The owner there was so nice and very helpful, I know it will be important to establish a good relationship with anyone we use. Thanks everybody! We are headed down there to paradise this afternoon- can't wait!!

[CTJake]

I currently use BRSW and they have booked nothing for us yet for June, July & Aug. All the bookings I have, I have gotten on my own. I checked 5 of their other units that they manage in the same complex and the same situation exists. We are across the street from the beach so I don't know if they consider us a lower priority or what, but I have not been pleased recently. Also their cleaning service routinely loses our household items i.e pillow shams most recently, blankets, etc. They don't clean so well either, they rarely clean under sofas they only clean easy access surfaces.

I'm sure others have the same problem with other companies. Good luck in your search.

[Rather B Paddlin]

I would strongly consider Sunburst or Garrett.