FAQ
Straight answers about owning, staying and partnering.
Considering professional management for your furnished rental? Planning a short-term or extended stay? Interested in working with OruLiving?
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We've organized our most frequently asked questions to help you understand your options, explore our services, and move forward with confidence.
We help you get more from your rental investment by combining revenue management, guest hospitality, and local operational support.
Our full-service property management starts at 17% of gross rental revenue, depending on your property's needs and location. This covers the day-to-day work of managing your rental, including pricing, bookings, guest communication, cleaning coordination, and maintenance oversight, so you can enjoy a more hands-off experience.
A separate monthly technology fee may also apply. We'll walk you through all fees upfront, so you know exactly what to expect before partnering with us.
Absolutely! Revenue management is one of our biggest strengths. Our team actively monitors market demand, local events, seasonal trends, and competitor pricing to make smart adjustments that help your property stay competitive.
We focus on capturing higher-paying bookings during busy periods while keeping your property attractive to guests during slower seasons. Our goal is simple: help your property earn as much as it reasonably can, without you having to manage it yourself.
We actively monitor your property's listing views, booking activity, and overall performance to catch potential issues early. If views are low, we look for ways to improve visibility and attract more potential guests. If views are strong but aren't turning into bookings, we dig deeper to understand why.
Whether it's pricing, photos, listing presentation, minimum-stay requirements, or market competition, we carefully evaluate what's holding your property back and make strategic adjustments. We don't believe in guessing. We identify the issue, make improvements, and keep refining our strategy to help your property perform at its best.
We understand that your property is a valuable investment, and protecting it is just as important to us as generating rental income. We take a proactive approach to property care through guest screening measures, clear house rules, professional cleaning, property condition photos, and ongoing maintenance oversight.
Our cleaning teams document the property's condition between stays, helping us catch damage, missing items, or maintenance concerns early. When issues arise, we act quickly to address them and keep you informed. Our goal is to keep your property in great condition, minimize unnecessary risks, and give you peace of mind knowing someone is looking out for your investment.
Significant guest damage is uncommon in our experience, but when it happens, we know how to handle it. Our team is experienced in documenting damage, gathering evidence, filing claims through booking platforms, and coordinating repairs.
We act quickly to address the issue, pursue available compensation, and minimize disruptions to upcoming reservations. We'll keep you informed throughout the process so you're never left wondering what's happening. While no rental is completely risk-free, you can feel confident knowing we have the experience and procedures in place to protect your investment.
We do! That's the beauty of partnering with OruLiving. Our team takes care of the day-to-day responsibilities so you don't have to. We coordinate professional cleaning between stays, oversee maintenance requests, and handle guest questions or complaints from start to finish.
If an issue comes up, we don't simply pass it along to you. We take ownership, work toward a resolution, and keep you informed when your attention or approval is needed. You enjoy the benefits of owning a rental property while we handle the work that comes with it.
Absolutely! In most cases, you can keep your existing Airbnb listing, reviews, and booking history when partnering with OruLiving. We can join your existing listing as a co-host, allowing you to maintain ownership of your Airbnb account while our team takes over the day-to-day management.
That means you don't have to start from scratch or lose the reputation you've worked hard to build. We'll focus on improving your listing, optimizing pricing, and delivering great guest experiences to help build on your success. You keep your listing and the reviews.
Absolutely! Switching property managers doesn't have to be complicated, and we'll help make the transition as smooth as possible. We start by reviewing your current listing, reservations, pricing, and property operations to understand what's working and where improvements can be made.
From there, we coordinate the transition, establish our management processes, and develop a strategy to help your property perform at its best. Our goal is to minimize disruptions, protect existing reservations, and take the stress of switching managers off your plate.
Our standard management agreement is 12 months, but we believe in earning your business, not locking you into a relationship that isn't working. The first 90 days allow us to onboard your property, implement our strategy, and establish operations.
If you decide to leave during that period, a $500 early termination fee applies. After the first 90 days, you can end the agreement without an early termination fee by providing the required notice. We want you to stay because you're happy with our service and the value we bring to your property.
We make receiving your rental income simple, predictable, and transparent. You'll receive a detailed owner statement on the 1st of each month, showing the previous month's rental revenue, management fees, property expenses, and your net earnings.
Your payout is then processed by the 5th of each month, giving you a consistent payment schedule and a clear understanding of your property's financial performance. No chasing down payments or wondering where your money is going.
We believe you should always know what's happening with your property. Every owner has a dedicated group chat with our OruLiving team, giving you a direct line of communication whenever you have questions or need assistance.
We use these group chats to share important updates, maintenance concerns, guest-related issues, and anything that needs your attention. You'll also receive detailed monthly financial statements so you can easily track your property's performance.
We work to get your property up and running as quickly as possible without cutting corners. If your home is already furnished and guest-ready, we can typically move through onboarding much faster.
Our team coordinates everything from the initial walkthrough and professional photography to listing creation, pricing strategy, and guest access setup. If your property needs additional furnishings, maintenance, or preparation, we'll help identify what's needed and create a clear plan to get it ready. Our goal isn't just to get your property listed quickly. It's to launch it the right way, so you're positioned for success from day one.
That's exactly where we can help! Before you invest in furniture or spend money preparing your home, we'll evaluate your property's location, market demand, nearby competition, and potential rental income to help determine whether short-term renting makes financial sense.
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