Lake Breeze Resort uses an online reservation system called Innroad. Owner will have access to view availability dates, book their own stays using a FREE promo code, and visually see all future rental activity.
Basic advertisement will be through online channels such as the website, social media, and email marketing consistent with Lake Breeze Resort marketing.
However, condos will require a different marketing profile. Additional marketing can be made through 3rd party channels such as Expedia. It is also used in a measure way at Lake Breeze Resort. The setup would be included in the Property Management fees, however, Expedia takes a cut of the rental. Typically 15%. This is a good way to get new customers that you then setup to be returning guests. (We use it at the resort to fill last minute bookings.)
There are other options such as VRBO but they are costly and do not have a direct link to the online booking engine.
The front desk personnel will be available to support any of your guests questions, arrivals, concerns, and concierge type information.
We also send out a pre-arrival text to customers and send them their door code, wifi and other details via text. Guests then have access to the front desk via text.
In addition, we have a 24 hour site manager phone extension for any emergency requests.
Guests will be able to check-in prior to arrival via email link (online) or text link. Complete balance is paid at check-in. Once checked in, the door code will be sent via text.
[Note: Remote access door knob will be required. See list of Owner’s requirements.]
Cleaning unit per stay will be included. Each unit also requires a Supervisor Approval before the guests arrive.
After an owner’s stay, the owner can request a cleaning for a minimal charge. The housekeeping charge will be set after first clean and unit requirements understood. If owners have cleaned their own units after their stay, it will require a Supervisor approved before guests can stay as to maintain standards. We have very high standards for clean and utilize a intense checklist which we can share. It the unit requires more than a Supervisor check and a small touchup, we can clean the unit but there will be a housekeeping chargeback. (Sparkling clean units is the best way to get return guests.)
Our housekeepers will bring their own products for cleaning. If the owners request special products, they will just need to supply them.
Initial Setup will include taking photos and writing up descriptions of units and condo complex, setting up online booking engine and rates as well as online reservation system. It is an several step project and does take some time to complete. Additional advertisement would require a discussion and mutual agreement for setup.
LBR is using Innroad Reservation System that will assign taxes per unit and collect taxes with payments. LBR will submit owners taxes either monthly or quarterly depending on volume of your rental.
The taxes will be pulling from owner’s account prior to distribution or noted as held until quarterly payout.
Maintenance and repair will be an interchangeable option for owners. It can be overseen by LBR and an affordable hourly rate or the owner can oversee as needed. Any maintenance or repairs completed by LBR will be approved by Owner and charged back to owners account.
All guests receive an approved set of automated transactional emails and text for their stay. In addition, we can send a set of automated marketing emails to the customer if the owner so chooses.
Each guest is texted a request for a review at the end of a stay. If we have had a particularly poor experience, the front desk will cancel that request. However, this is an excellent way to get your positive reviews.
LBR will launder all sheets, comforters and towels on behalf of customer.
Owners will be asked to obtain 3 sets of sheets, comforters, and towels. (One set on bed, one set on shelf, and one set in laundry.] See Owner’s Requirements.
We launder comforters each stay and as a result we suggest purchasing Walmart’s microfiber comforters. They tend to keep a nice look and last through many cleanings.
Microfiber sheets are not as comfortable but will work.
Lake Breeze Resort will update a welcome basket with products and any gifts during the Supervisor check. If an owner would like to provide any type of information or gifts (and basket).
There is no upfront fees at this time. The basis setup fee is waived.
The Property Management Fee is a 30/70 split on the units rates between the unit owner(s) and LBR.
Owners will be responsible for credit card fees per transaction. It will be a passthrough fee. It will adjust as Lake Breeze Resort’s fee adjusts.
Today, it is 2.9% +30 cents per transaction.
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