Most Manchester property managers won't publish fees. We do. This page breaks down the real ranges across short-let and serviced accommodation, block management and guaranteed income management, plus what letting agents charge for long-let AST so you can compare. Nothing is hidden, nothing varies with the client. Read the numbers, decide if we fit, then book a call.
Because it saves everyone time. Landlords who care about fee structure can self-select in or out before the first call. Operators who won't publish fees usually do it because the number varies more with the client than it should. Our fees vary with property scale, complexity, and operational scope, not with how much we think we can charge you specifically.
The property management industry has a fee-opacity problem. Ring any five Manchester operators for a quote and you'll get five different answers to the same question, none of which appear on their websites. That's not because the numbers are hard to publish. It's because opacity is a negotiation tactic.
We don't play that game. The tables below are the actual ranges we quote. When you get a specific quote from us, the number will land inside these ranges, and the variance within the range will be explained in writing (e.g., portfolio scale, block work, refurb involvement, market complexity). No number gets invented because you sound wealthy.
Short-let, serviced accommodation, corporate letting
The core fee. Covers multi-channel distribution across 20+ OTA and direct-booking platforms via Guesty, daily dynamic pricing via PriceLabs, 24/7 guest communications via Enso Connect, monthly owner reporting, and operational management. The fee is charged on net revenue, meaning gross booking revenue after platform commission and housekeeping, not on gross.
Included in fee: platform subscription costs, insurance for the operating stack, back-office labour, owner portal access, monthly statement, tax-year summary.
Charged per turnover based on property size. Typically £65-90 per turnover for a Manchester 1-2 bed apartment. Not marked up.
Airbnb 18%, Booking.com 15%, Vrbo 8%, direct-booking traffic 0%. Blended is typically 15-18% depending on booking mix, which is why building the direct channel matters. Deducted from gross before management fee is calculated.
Toiletries, welcome hamper, replacement stock, coffee and tea supplies. Charged monthly against actual consumption.
You remain responsible financially for repairs and maintenance. We hold no reserve and take no margin. Where an emergency needs immediate work to keep the property safe or habitable, we can act without prior consent up to £250 and you reimburse us. Anything above £250 needs your written approval first.
Gas safety cert, EPC renewal, PAT testing, TV licence, fire risk assessment. Charged when incurred, at trade rates from our compliance vendors. Typically £250-450/year all-in.
Not a Beyond Stays service. Published so you can compare
What a Manchester letting agent typically charges to manage a standard tenancy. Lower than short-let rates because the operational workload is much lower per property: one tenant, one turnover per 12-18 months, low daily communication. We do not offer long-let AST management. This is here so you can compare like for like.
Charged once per new tenancy by most agents. Covers marketing, viewings, referencing, tenancy paperwork, deposit protection and check-in, then rolls into the management fee. Worth checking whether a quote includes it, because headline percentages usually do not.
Charged by many agents when an existing tenant renews for another term, covering paperwork, rent review and minor negotiation. Usually not charged if the tenant stays on rolling monthly. One of the extras that pushes a headline rate above what it first looks like.
Charged on to the landlord by agents as they are by us, though approval thresholds and whether a float is held vary a great deal between agents. Worth asking.
Every gap between tenancies is a month with no rent and a full mortgage. An agent’s percentage is charged on rent collected, so a void costs you the entire month and costs them one month of commission.
The Renters’ Rights Act converted every assured tenancy to a rolling periodic tenancy and abolished fixed terms outright. You can no longer lock in twelve months of income.
Section 21 no-fault possession ended on 1 May 2026. Getting the property back now means establishing a statutory ground under Section 8, and going to court if the tenant contests it.
Increases run through a Section 13 notice, once per twelve months, with two months’ written notice. A tenant can challenge the figure at the First-tier Tribunal and keeps paying the old rent until it is decided.
Multi-unit developments, 6+ units
Covers common area management, service charge collection administration, contractor coordination for building services, freeholder liaison, resident communications. Actual rate depends on block size, complexity, and service scope.
When the block is run as coordinated short-let operation (all units let by us, not by individual freeholders), the standard Management Only fee applies per unit, on top of the base block management fee.
Fire risk assessments, lift maintenance, building insurance, common-area cleaning, gardens. Charged at contract rates from our block vendors.
Managed for you, with a guaranteed minimum income
No management fee. Instead, you lease the property to Beyond Stays for a fixed term at an agreed monthly rent. We take on all void risk, tenant risk, repair coordination, and operational cost. You receive one predictable monthly payment for the term.
Headline number will be lower than what an AST tenant would pay you in gross rent, but net-of-everything typically lands similar or better than a fee-based arrangement once you strip out voids, management fees, tenant-finding fees, and void-month risk. Numbers agreed per property.
Structural repairs remain landlord obligation (roof, foundations). Everything else, including tenant damage, fair wear, appliance replacement, and cosmetic refresh, sits with us for the term.
If the property needs cosmetic refurb to reach short-let standard, we sometimes co-fund the work in exchange for a longer commitment. Structure agreed at contract stage. See the St John's case study for a real example.
Every cost that gets charged to your account is either in the initial written proposal or requires your explicit approval before it's incurred. Not implied approval. Not "you signed the agreement so we can spend anything up to £500 without asking". Explicit approval, per line item, above £250. The single exception is emergency work needed to keep the property safe or habitable, where we can act up to £250 without prior consent and you reimburse us.
If we forget to tell you about a cost upfront, we cover it. That policy predates any marketing document; it's how the business has worked from year one. In practice this rarely comes up because the fee structure is small enough to fit on this page. But when it has come up historically, we've absorbed the cost. Ask any landlord we operate for.
Portfolio pricing. Landlords with 3+ properties, or freeholders with block operations, typically get a lower management fee percentage in exchange for volume. Our per-property overhead compresses at scale (one owner relationship, one monthly report, one payment flow), and that saving passes through. Specific tier structure discussed at proposal stage.
Exit terms. Standard Management Only is a rolling monthly contract with 60 days’ notice either way. Guaranteed Income Management runs on a management agreement with an agreed minimum income. The guarantee is capped and conditional, and the owner bears the running costs. Block work may include a longer initial term to justify setup. All discussed openly at contract stage.
Long-let AST management: we do not offer it. The 10-15% above is what Manchester agents typically charge, and setting it against our 20% compares two different things. Their percentage is charged on long-let rent. Ours is charged on short-let revenue after platform commission and housekeeping, on a property earning considerably more in the first place. The figure worth comparing is what lands in your account each month, not the percentage that leaves it. Add the voids, the repeat tenant-find and renewal fees, and the possession position set out above, and the gap widens further. Ask us for both numbers on your property and we will put them in writing.
Short-let and serviced accommodation: our 20% fee sits at market-typical for a full-service operator. Some Manchester operators quote 15-18% but exclude core operational elements (compliance, revenue management, guest communications), then charge them back separately. Our range is inclusive of the full operating stack.
Guaranteed income management: no direct comparison because most Manchester operators don't offer it. The competitors who do (mostly London-based scale players) tend to offer lower headline numbers because they treat properties as inventory, not partnerships. We treat each property individually and price fairly against what the property can actually generate.
Send us the postcode and service type you're interested in. We come back within 24 hours with a written proposal showing exactly where your property lands in the ranges above.
Get a specific quote