Choosing the Right Management Partner
Most owners who come to us have spent months — sometimes years — juggling late-night messages, unreliable cleaners, and the nagging feeling that their property could be performing so much better. Handing over the keys to someone else takes real trust.
At Full Bed Hosts, we've built our service around the things property owners tell us matter most: genuine personal attention, honest pricing, deep local expertise, and the freedom to leave if we ever stop delivering. We're a local family business, not a corporate machine, and that transformation shows in everything we do.
Six Reasons Owners Choose Us
We focus on the things that genuinely matter to property owners, not flashy promises we can't keep.
Local Family Business
We live and work in East Dorset. We know every market nuance, every seasonal trend, and every detail that makes properties in the area stand out to guests.
Personal Service
You get direct access to our team, not a call centre. When you have a question, you speak to someone who knows your property and your goals.
Direct Booking Websites
We build you your own branded booking website, helping you take direct reservations and significantly cut platform commission fees over time.
9-Month Minimum, Then Rolling
We ask for 9 months to properly establish your property — after that it's rolling with fair exit terms. We earn your continued business through results. Our owners tend to stay.
Transparent Pricing — Just 17%
A single 17% management fee — no VAT, no hidden extras. We only earn when you earn, so our interests are completely aligned with yours.
Risk-Based Screening
Every booking is carefully reviewed using a proportionate, risk-based approach. We protect your property while ensuring a smooth experience for genuine guests.
The Numbers, Side by Side
Honest figures so you can make an informed decision. Always ask for a full written breakdown before signing with anyone.
| Feature | Full Bed Hosts | Large Nationals Sykes, Hoseasons | Regional Agents Bournecoast, Dorset Cottage Holidays | DIY / Self-Managing |
|---|---|---|---|---|
| Commission rate | 17% (no VAT) | 25–40% + VAT | 18–25% + VAT | 0% but your time |
| Personal account manager | Direct access to James | Call centre | N/A | |
| Local knowledge | Based in the region | National operation | Local | If you live nearby |
| Professional photography | Included free | |||
| Risk-based guest screening | ||||
| Maintenance coordination | Trusted local trades | You handle it | ||
| Direct booking website | Available (£900) | Rarely | Build yourself | |
| Onboarding cost | Free | Your time | ||
| Minimum contract | 9 months | 12+ months | 12+ months | None |
| Response time | 7am–10:30pm, ~1hr | Business hours only | You | |
| Safeguarding trained | Level 3 certified | Not standard | Not standard | N/A |
| VAT registered | No (under threshold) | Yes — adds cost | N/A |
Commission rates and features are based on publicly available information and owner-reported experiences. Regional agents vary widely — always ask for a full written breakdown before signing.
One straightforward commission on booking revenue — no setup fee, no exit fee, no hidden charges. Photography, listing creation, copywriting, and your guest welcome guide are all included at onboarding. We're comfortably under the VAT threshold.
"We earn your trust through results, not contracts"
Owner Journey
What Changes When You Work With Us
Most owners come to us after months of frustration. Here's what's different on the other side.
Self-Managing
Hands-Off Income
Full Bed Hosts vs The Alternatives
See how we compare against the most common options property owners consider.
| Full Bed Hosts | Self-Managing | National Companies | Other Local Agents | |
|---|---|---|---|---|
| Dedicated personal service | ||||
| Transparent, competitive pricing | ||||
| Direct booking website included | ||||
| Deep local knowledge | ||||
| 9-month minimum, then rolling | ||||
| Risk-based screening | ||||
| Professional cleaning management | ||||
| Consistent 5-star reviews |
Dedicated personal service
Transparent, competitive pricing
Direct booking website included
Deep local knowledge
9-month minimum, then rolling
Risk-based screening
Professional cleaning management
Consistent 5-star reviews
Ready to See What Your Property Could Earn?
Use our free earnings calculator to get an estimate, or get in touch for a no-obligation conversation about your property.
Let's Talk About Your Property
Tell us a bit about your situation and we'll get back to you promptly with honest, no-pressure advice.