Scope of service
What management actually covers.
One agreement, one team, one statement. Below is the whole scope, set out plainly, including the parts we do not sell.
01 · Coverage by model
The same team. A different job under each model.
Which parts of the service apply under each rental model. Mid-term is the model most investment condos in Toronto end up on.
Short-term
Under 28 nights
- Photography and listing build. Included
- Channel management. Four channels
- Rate setting. Reviewed daily
- Guest screening and messaging. Every booking
- Turnover cleaning. Between every stay
- Linen and consumables. Included
- Maintenance coordination. Included
- Registration paperwork. Prepared by us
- Lease paperwork. Not applicable
- Written owner statement. Monthly
Mid-term
28 nights and over
- Photography and listing build. Included
- Channel management. Two channels and direct
- Rate setting. Reviewed monthly
- Guest screening and messaging. Every booking
- Turnover cleaning. Between every stay
- Linen and consumables. Included
- Maintenance coordination. Included
- Registration paperwork. Not applicable
- Lease paperwork. Prepared by us
- Written owner statement. Monthly
That table is about what the unit is allowed to run. The next one is about how you are paid, which is a separate decision and sits on top of any of the three.
02 · Commercial terms
Two ways to be paid.
Rental model and commercial model are different questions. Whichever way the unit is let, you pick one of these two. You do not have to decide now.
Fixed Income Model
Also called guaranteed rent. We pay you a set monthly amount for the use of the unit.
A set amount, every month
The 1st of every month
365 days a year, whether or not the unit is occupied
None
Agreed per property. Included or billed back, depending on the arrangement.
Not included
One year
The licence is yours. We tell you what is needed and guide you through it.
Commission Management
We run the unit and take a share of what it earns. You keep the rest, and you see all of it.
Your share of what the unit earns
Direct deposit, the first business day of the month
Actual bookings
A one-time onboarding fee. Quoted at the review
Agreed per property. Included or billed back, depending on the arrangement.
Included. Reservations, occupancy, performance and statements
Agreed at the review
The licence is yours. We tell you what is needed and guide you through it.
Which structure suits a unit depends on the property and on what you want from it. That is what the review is for, and it is free.
Both start the same way. Send the address and we will tell you what the unit is allowed to run before anyone talks about money.
03 · The six jobs
Six jobs, and none of them optional.
Index
Photography and listing build
A shoot first, then a listing written for each channel rather than one description pasted across all of them. Photography moves a listing more than anything else on it.
Channel management
One calendar sits behind every channel, so the property cannot double-book itself and the dates you keep for yourself disappear everywhere at once.
Rate setting
Rates move against live demand, the city’s event calendar and what comparable units in your own building are asking that week.
Guest handling
Screening before a booking is accepted, access on arrival, and somebody awake when a guest locks themselves out. The call reaches us, never you.
Turnover
A scheduled clean between stays, with the condition of the unit photographed each time so damage surfaces in hours rather than at the end of a season.
Maintenance and reporting
Licensed trades booked, met on site and followed up. How spending is handled is set out in your management agreement, and all of it lands on one statement.
04 · The split
Who covers what.
Written down before you get started rather than discovered in month three. The building’s systems stay yours. The running of the place becomes ours.
You keep
The asset and its systems
- The refrigerator. Repair or replacement if it fails
- The dishwasher. Same
- The furnace. Heating is the owner's system
- The air conditioning. As above, and it matters more in July than you would think
- Repairs and replacements to any of those. We arrange the trade and supervise the work. The cost is yours
- The mortgage, taxes, condominium fees and insurance. As you would anyway
We cover
The running of it
- Guest communication. First enquiry to checkout, including the two in the morning ones
- Cleaning coordination. Scheduled between every stay, with a photographed condition check
- Consumables. Coffee, paper, soap, the things that run out
- Minor touch-ups. So a scuff does not become a repaint
- Replacing what guests wear out. Shower curtains, linen, the small things that quietly age a unit
- Day-to-day operating cost. The running of the unit, not the fabric of it
The line is roughly this: if it came with the apartment, it is yours. If it is there because guests are, it is ours. Anything larger than a touch-up is quoted to you before it is booked, and how that is handled is written into your management agreement rather than left to custom.
05 · Transparency
You can see everything.
Most managers send a summary once a month and expect you to take it on trust. On commission management you get the login and look at whatever you want, whenever you want.
What is in it
- Upcoming reservations, as they are booked
- The occupancy calendar, live
- How the property is performing
- Revenue reports
- Your monthly owner statement
We run on Hostaway, which is what the channels connect to and what the calendar syncs through. The portal comes with the commission model. On the Fixed Income Model there is nothing to report against, because the amount does not move.
And one written statement a month.
An illustration of a typical month for a one-bedroom unit in downtown Toronto. Figures are an example, not a projection.
Reservations
11
Nights sold
24
Gross revenue
4,560.00
Net revenue
4,332.00
Management fee
866.40
Supplies and consumables
145.00
Maintenance
180.00
Net paid to you
3,140.60
Booking revenue is paid to us by the channels and we remit one payment to you, so you are not chasing four platforms for four deposits and reconciling them yourself.
06 · The limits
Six things we will not sell you.
Listing-only, cleaning-only and pricing-only all fail for the same reason: the parts depend on each other.
Residential units and small multi-unit buildings only. A front desk is a different business.
We are not a brokerage and take no commission if you sell. That keeps our advice about the tenancy, not the exit.
We book and supervise licensed contractors rather than employ them, so you are not paying for a van to sit idle.
Every stay comes through a booking channel or our own site, so it stays traceable and covered.
This site is for owners. Guests book at bookings.guestpoint.ca and we keep the two apart on purpose.
07 · Onboarding
From address to first guest.
Review
Address in, models out. Free, and no obligation to go further.
Your plan
Scope and fee in writing, before anything starts. Nothing changes later without you.
Setup
Shoot, listing build, rate setup, keys and access, and the cleaning rota.
Live
Listings publish across the channels behind a single calendar.
Steady state
Guests, turnovers and trades handled. One statement a month.
08 · Questions
Asked about the scope.
No. Rate setting depends on the photography, and turnover quality depends on both. When those sit with different people, the gaps between them become the owner’s problem, and we would rather not sell you that.
You do. The listing is created under your account wherever the channel allows it, and the review history stays with the property if you leave. A manager who keeps the listing keeps the leverage, and that is not a fair trade.
Replacements and restocking are handled by us and appear as a line on the monthly statement, so you can see what the property actually consumes rather than finding it folded into a single fee.
We hold access and meet the contractor on site. You are not asked to coordinate a plumber from another time zone, which is the single most common reason owners stop self-managing.
Yes, and owners do. Moving from nightly to monthly means re-listing the unit and waiting for the existing bookings to run out first, so it is planned rather than switched overnight. We will tell you when the calendar makes it cheap to do.
A written statement each month: nights sold, gross revenue, cleaning and maintenance spend, and the net paid to you. Ask for the underlying booking detail at any point and you get it.
The one next step
Every service above, from one review.
Send the address. We come back with the models it qualifies for and what management would cover.
Goes to info@guestpoint.ca and nowhere else.