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We understand that all holiday properties are different and there is not a set formula for the perfect cottage or holiday destination. Each property we represent is individual with its own style and character and our customers demand all sorts of properties; suitable for couples or large families, with period features or a modern feel, cosy cottages and spacious houses - and everything in between!
Firstly we will visit your property and discuss the various aspects of letting it for holidays and answer any questions you may have and think about the property letting potential. Anyone that has tried to decide what level to pitch rent at in order to maximise the income will know how difficult it can be, as there are so many variables in every situation. Our experience of the holiday letting industry and our local knowledge helps enormously to calculate the the most profitable rent, taking into account seasonal variations. This will help in giving you an indication of the likely levels of income you can expect from the property.
The holiday property letting business is very fast moving and highly competitive; we have vast amount of experience and expertise for marketing of your holiday property. We set high budgets for advertising as we believe it is more important to reach great occupancy rates and high prices rather than have the cottages sit empty. We will only market your property if we are confident that we will be able to let it for a viable number of weeks.
Our extensive website provides details of our properties with a number of professional photographs, which provides our prospective customers with as much information as possible about the properties. Of course our website also features up-to-date availability information and a very popular on-line booking service.
We have an extensive database of previous customers, many of whom return to book with us year on year and recommend us to their family and friends. We note that some customers like to return to favourite property, whereas others enjoy sampling different properties.
In addition, our newsletter to previous guests is used to stimulate responses to special offers, generate late availability bookings or to target interest in individual properties.
We will take care of all the photography for the website and other promotional materials. We know which shots work well and what customers might be looking for, we also know how to maintain the fine-line between showing the property in its best light and ensuring it is accurately pictured.
We do not charge a registration or joining fee of any description. Our commission is a flat rate of 16% on all bookings taken, plus VAT. Commission charges cover advertising, marketing, transaction fees and our administration of holiday bookings and communications with owners and guests.
All property owners must sign our Letting Authorisation Agreement, which is the contract between you and us; once we have receive this signed agreement we will include your property in our portfolio and marketing activities. An example of our letting agreement is available on request; please read it carefully - it is a legally binding contract.
The Best of Exmoor strives to attract a high quality of properties to our portfolio, therefore properties must be maintained and equipped to a high standard. We may request an appointment to inspect your property at any time to ensure that appropriate standards are being maintained and advise owners where we consider that a property requires attention or equipment needs to be replaced. We expect our owners to work with us to ensure that properties are kept to the highest standard, thus ensuring that guests enjoy a relaxing holiday and wish to return. Please note that, with due respect, if you are unable to meet our standards, we may not be able to represent your property.
These are not our areas of expertise, we do not offer a property management service; we are offering a marketing service in order to increase the bookings that your holiday property takes. If you are not able or willing to undertake the cleaning and gardening side of things yourself, we can suggest companies in the local area that will look after this for you, but this is your responsibility to contract directly with them, or find a local housekeeper to appoint to act on your behalf.
We ask all owners to keep a supply of cleaning materials and equipment in the properties as guests will use them, keeping the cleanliness of the property to a high standard. We also ask owners to provide one toilet roll per toilet for the start of each booking.
The garden is an important part of a holiday property. It is often the first impression for guests on arrival and it provides valuable relaxation and recreation space. If your property does have a garden, we ask that it is cared for, safe and tidy for guests at all times.
Approximately 40% of our guests bring a pet on holiday. We encourage our owners to permit pets in the property if possible. We charge an additional fee of £25 per week if guests are bringing their pets and clearly state in our terms of booking that pets are not allowed on the furniture, upstairs or to be left in the property unattended at any time. We do remind owners, however, that the additional pet charge is partly intended to cover the additional cleaning required after a pet is on the premises so please note that your cleaning costs will reflect this.
The health and safety of our guests is of paramount importance. All properties with gas appliances must have an annual test by an approved CORGI contractor and we recommend that all electrical appliances are PAT tested annually. Properties which have open fires or wood-burners must have their chimneys swept annually. All furnishings within the properties must comply with the Furniture and Furnishings Regulations 1988 (details of which can be obtained from your local Trading Standards Office). We regret that we will not represent any property where we find furniture or gas equipment to be non-compliant
It is important that your property has the right sort of insurance; a standard domestic policy is not appropriate as cover is not provided for many of the more serious risks. There are policies specifically written to cater for holiday properties, as well as buildings and contents they include public liability, employer's liability (if you employ your own caretaker or housekeeper), business risk and consequential loss. Your insurers must be informed that you let your property for holidays.
The Best of Exmoor will provide a guest information pack for each property. In addition to essential information about the property, its facilities, details of the local area, local tourist attractions and places to eat, all properties must feature emergency telephone numbers, including that of the property owner or the designated person such as your caretaker.
We ask owners to give us notice 3 months notice to terminate the contract, otherwise it will be treated as continuing. In the event that you terminate your contract with us, all existing bookings must be honoured.
We specialise in offering a service to owners that consider their holiday property a small business. We offer owners no restriction on the number of weeks they want to book for themselves, we simply ask for our calendar to be keep always up to date the there in no chance of double booking.
Payments are made to owners monthly. These payments are comprised of all monies collected (deposits and balance payments) in respect of your property during that month, and since that our last payment to you. Payment will be made via bank transfer directly into your designated account. We will also email you a statement of account at the same time, to show you the breakdown of income.
If you are looking to purchase an investment property we can provide you with our opinion on the most suitable location and type of property for your purposes. We can also advise on the most appropriate decor, furnishings, etc to make your property both appealing to potential customers but also practical and easily maintained.
