Frequently Asked Questions

Whether you’re planning your next getaway or considering listing your property with us, we’ve got answers.

For Guests

Booking & Pricing

When you book directly with us, you skip the platform service fees that can add 10–15% to your total. That means lower rates for the same property, same quality — just a better deal.
Your total includes the nightly rate, a one-time cleaning fee, and applicable taxes. After booking, you’ll also be asked to complete a security deposit or optional damage waiver — amounts vary by property and are outlined in the house rules for each listing.
Each property requires either a refundable security deposit or an optional non-refundable damage waiver that covers a set amount of accidental damage. The specific amounts depend on the property and number of guests — you’ll find the details in the house rules on each listing. Deposits are refunded after checkout, less any applicable charges.
Cancellation policies vary by property and are displayed on each listing before you book. Some properties offer a full refund up to 30 days out, while others may differ. We recommend reviewing the specific terms for your reservation, and we’re always happy to answer questions if something isn’t clear.
Yes! Most of our properties offer weekly and monthly discounts that are automatically applied at checkout. If you’re planning an extended stay and don’t see a discount listed, reach out to us — we’re happy to put together a custom rate.

Check-In & Your Stay

Check-in is at 4:00 PM and check-out is at 10:00 AM. You’ll receive your door access code approximately 30 minutes before check-in, once all pre-arrival steps are completed.
Early check-in and late check-out may be available with prior approval and an additional fee. Just reach out ahead of time and we’ll let you know what’s possible based on the cleaning schedule between guests.
Text or call us — we’re responsive and take maintenance seriously. Most issues are resolved within hours, not days. You’ll have our direct contact information in your boarding pass, and we monitor messages around the clock.
Every property comes equipped with fresh linens, towels, toiletries, a fully stocked kitchen, and basic supplies to get you started. We want you to feel at home the moment you walk in.

Policies & House Rules

Pet policies vary by property — some are pet-friendly with an additional pet fee, and some are not. Each listing clearly indicates whether pets are welcome. Please note that cats are generally not permitted due to allergy considerations.
No. Smoking, vaping, and marijuana use are strictly prohibited inside all of our properties. Violations carry a $2,500 fine plus any related damages.
Yes. Quiet hours are observed from 8:00 PM to 8:00 AM at all properties. We use noise monitoring to ensure a peaceful experience for our guests and the surrounding neighborhood. The general rule: if it can be heard from the property line, it’s too loud.
Maximum occupancy is listed on each property page and varies by home. We ask that you report the number of guests at the time of booking and get approval for any changes. Extra guest fees may apply above the base guest count.
We keep it simple — return keys and remotes, take out your trash, clear food from the fridge, start the dishwasher, place towels in the laundry, and secure all windows and doors before you leave. If there are outdoor amenities, make sure those are secured too. Full check-out details are provided in your boarding pass.

Locations & Local Info

We have properties across the greater Houston area and beyond, including Montrose, the Heights, the Museum District, Midtown, Northwest Houston, Cypress, Spring/The Woodlands, Conroe/Willis, Seabrook, and San Marcos. Each listing includes neighborhood details and nearby attractions.
Houston has something for everyone — world-class dining, a thriving arts scene, professional sports, the Texas Medical Center, Space Center Houston, and easy access to Galveston beaches. Whether you’re visiting for business, a medical stay, a family event, or a weekend getaway, a vacation rental gives you more space and comfort than a hotel.
We do! Each property includes a curated local guide with our favorite restaurants, attractions, and spots in the neighborhood. We’re also happy to make personal recommendations if you reach out.

For Property Owners

Getting Started

Co-hosting means you own your listings and accounts — your Airbnb, VRBO, and Booking.com profiles stay in your name, and your reviews stay with you. We operate behind the scenes as your co-host, handling day-to-day operations. The financial model is different from traditional property management too. All rental income goes directly into your account, and we invoice our management fee separately — we never hold your funds. You have full visibility into every reservation, payout, and guest interaction in real time.
If your property is in a desirable location, well-maintained, and has a comfortable layout for guests, it’s likely a strong candidate. We offer a free property analysis to help you understand the potential. Not every property is the right fit — and we’ll be upfront about that. If your property needs work before it’s guest-ready, we offer a separate consultation service to help you get there.
Most properties are listed and accepting bookings within 2–3 weeks of signing up. Our one-time setup fee covers listing creation, pricing setup and optimization, system integrations, and full onboarding so you’re positioned for success from day one. Professional photography is not included in the setup fee and is arranged separately.
Not at all. Many of our owners are out of state or even out of the country. We handle everything on the ground — from guest check-ins to emergency maintenance — so you don’t have to be local.

Fees & Financials

Our fee structure is straightforward and performance-based — we only earn when your property earns. We’ll walk you through exact percentages during our initial consultation, and there are no hidden charges. You’ll always know exactly what you’re paying for.
No. We believe in earning your business every month. There are no long-term contracts — you can part ways at any time with 30 days’ notice. Our goal is to make your property perform so well that you never want to leave.
It depends on the booking platform. On Airbnb and Booking.com, payouts go directly to your bank account on their standard schedule — we never hold your funds. For VRBO, direct bookings, and Google Vacation Rentals, you’ll need a Stripe account connected to your bank so we can process credit card payments on your behalf. We then invoice you our management commission separately. You stay in control of your funds at all times.
Taxes and permits are the owner’s responsibility, but we can help you get set up. In most cases, Airbnb handles tax collection automatically. On other channels, you’ll need to track and report those yourself. As for permits, requirements vary by city — Houston recently enacted an STR permitting ordinance, while other areas have different rules. We’re familiar with the process and can assist if needed. Permitting services are billed separately from co-hosting.

Operations & Guest Management

Every booking goes through platform-level identity verification — Airbnb requires government ID and confirmed profiles, while VRBO and Booking.com have their own verification systems. On top of that, we use third-party screening software to flag high-risk reservations automatically. All guests are also required to sign a rental agreement and complete a damage waiver or security deposit before check-in. Last-minute and local bookings get extra scrutiny.
Every guest completes a damage waiver or security deposit before check-in. If damage occurs, we document everything and pursue recovery — first through the waiver or deposit, then through the platform’s host protection program (like Airbnb’s AirCover). For anything beyond that, we provide all documentation to support an insurance claim through your homeowner’s or landlord policy. We act quickly to get your property back in guest-ready shape.
We coordinate cleaning between every guest — whether you use our recommended cleaners or your own team. Some owners already have cleaners they trust, and that’s perfectly fine. Either way, we recommend following our detailed cleaning checklist so every guest has a consistent experience and standards stay high across turnovers.
During onboarding, you’ll share your preferred vendors for different types of repairs. We coordinate maintenance using your vendors when possible, and our agreement allows us to authorize repairs up to a set amount per occurrence. Anything above that, we get your approval first. We also keep an eye out for preventive maintenance to help avoid bigger issues down the road.

Revenue & Performance

We use dynamic pricing tools that adjust your rates in real time based on demand, seasonality, local events, and competitor activity in your area. The goal is always maximum revenue — not just high occupancy. We’d rather fill your calendar at the right price than discount your property to keep it booked.
Yes. We list your property across Airbnb, VRBO, Booking.com, Google Vacation Rentals, and our own direct-booking website. A synchronized calendar prevents double-bookings, and you get exposure to the widest possible audience.
Results vary based on location, property type, seasonality, and market conditions. Before signing any agreement, we provide a free, no-obligation property analysis so you can see realistic projections. It has to be a good fit on both sides — we want to set you up for success, not make promises we can’t keep. Keep in mind that STR income isn’t pure profit — you’ll still have fixed costs like mortgage, insurance, and utilities alongside variable costs like cleaning and maintenance.

Still Have Questions?

We’re real people and we love talking about this stuff. Whether you’re a guest planning a trip or a property owner exploring your options, don’t hesitate to reach out.

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