Everything owners ask us

That depends on the property, the location, the number of changeovers and the package you choose. After a no-obligation introduction you receive a tailored proposal with a clear fee and no surprises. And we always look at the cost alongside what professional management brings in: our goal is a better net result for your property.

The fee follows the package you choose and the services you outsource. Guestflow Turnover is billed separately per changeover, including alongside Full Service or Premium. Every agreement is set out in black and white in the service agreement, so you know exactly where you stand in advance.

With Guestflow Turnover you let the property yourself and we handle the changeovers: cleaning, inspection and linen after every stay, charged per changeover. With Full Service we manage everything: bookings, pricing, guests and administration. Premium includes everything in Full Service, plus advanced price optimisation, professional photography and Guestflow Gold - Rituals.

Compare the three packages

That varies a lot with the location, the type of property and the season. We make a first analysis without obligation, based on your property and comparable stays in the area. We deliberately do not promise guaranteed amounts, but we do promise a pricing strategy that gets the most out of the demand.

Yes. We look at your current listing, your rates and your occupancy free of charge, and tell you honestly where we see room for improvement.

With dynamic revenue management: prices move with demand, the season, weekends, local events and the availability in the area. For every property we look for the balance between price, occupancy and net income, and we adjust daily.

Payment follows the agreements in the service agreement, with a clear overview of what was booked and paid out. Through the owner reports you follow the income per period.

Depending on the property and the target audience: Airbnb, Booking.com, Vrbo, Expedia, Google Vacation Rentals and a booking environment of your own. For every property we choose the channels that actually generate bookings.

Yes. Alongside the external platforms we invest in direct bookings through a booking environment of your own. On a direct booking you pay no commission to Airbnb, Booking.com or any other platform.

Yes. Availability, prices and bookings are managed centrally and the calendars on every channel are synchronised. That keeps the risk of double bookings low, even in busy periods.

Yes. In most cases your existing listing with all the reviews you have built up simply continues and we take over the management. During onboarding we look at what can be improved in the listing itself.

Of course. You block the periods you want to use the property yourself; we let out the rest of the calendar. Your property stays yours.

We schedule the cleaning around the arrival and departure dates, coordinate the work and inspect the property before every new guest. We also keep track of the linen, the towels and the basic supplies.

At every changeover we change the bed and bath linen and make up the beds to hotel standard. Bed and bath linen is provided according to the chosen package; the exact arrangements are agreed at the start. Towels and basic supplies are also checked at every changeover.

No. With Full Service and Premium, Guestflow Turnover is arranged and carried out by us. That is how we can guarantee the state of the property at every arrival. The Turnover is billed separately per changeover.

Guestflow Essentieel is a fixed set of the basic products guests expect in a well-kept holiday rental. Essentieel is included as standard in Guestflow Full Service and can be added optionally to Turnover. It contains:

• coffee
• tea
• sugar
• milk portions
• salt and pepper
• basic herbs and spices
• oil
• washing-up liquid
• hand soap
• shampoo
• conditioner
• shower gel
• cotton pads
• cotton buds
• checking and restocking these products according to the package

You can also upgrade Essentieel to Guestflow Gold - Rituals.

Guestflow Gold - Rituals is the more generous, premium version of Essentieel, with Rituals products in your property. With Guestflow Premium, Gold - Rituals is included as standard; with Full Service and Turnover it is an optional upgrade with an additional cost per stay. The set includes, among other things:

• quality coffee and several kinds of tea
• milk and sugar
• salt, pepper, herbs and oil
• well-chosen kitchen products
• Rituals shampoo
• Rituals conditioner
• Rituals shower gel
• Rituals hand soap
• Rituals hand and body lotion
• cotton pads
• cotton buds
• a carefully styled premium presentation
• checking and restocking after every stay

The one-off placement and installation of the Rituals products and holders is billed separately.

On arrival we lay out a small gesture for your guests, including:

• a bottle of water
• a local or Belgian treat
• a small snack
• possibly a local drink, depending on the chosen package and the property

With Guestflow Full Service a basic welcome pack is included; with Premium the pack is more generous.

Guests can reach us in English, Dutch, French and German. A digital guide answers most questions up front; for everything else we are there ourselves, from check-in to check-out.

Every property we manage gets its own digital guide: a practical web page guests receive before arrival and simply open on their phone, automatically translated into dozens of languages. In it they find, among other things:

• the check-in and check-out instructions
• the wifi details and how the property works
• the house rules and practical guidelines
• parking and public transport
• tips from the hosts: hidden gems, favourite bars and restaurants
• emergency numbers and safety information

That way guests have an answer to most questions straight away and the property feels professional, even before check-in. The guide is included in every package, including Guestflow Turnover.

See an example of the digital guide

After every changeover we inspect the property. We report damage or missing items to you immediately, and we coordinate small repairs so the next guest notices nothing.

Yes. Kevin is not only a host but also a photographer and videographer, so we shoot the interior photos, the atmospheric images and the video ourselves. We write the listing copy professionally and in several languages.

Yes. You receive clear reporting on bookings, occupancy and income, so you can follow the return on your property without dealing with it day to day.

Through the owner portal you can see the bookings, occupancy and results of your property at any time. On top of that you receive owner reports per period, and you can always turn to Kevin and Heidi directly with your questions.

Bruges and the surrounding area, the Belgian coast and the rest of West Flanders. We deliberately work with a limited number of properties per region, so every owner gets personal attention.

Yes. With Guestflow Turnover you outsource only the practical changeover between two stays: cleaning, inspection and resetting the property. Outsourcing everything is possible with Guestflow Full Service or Premium.

That depends on the state of the property and the listing. After the introduction and the analysis you receive a realistic picture of the start-up, step by step as set out in our approach.

The agreements are set out in a clear service agreement, with no small print. We discuss the term and the notice options openly at proposal stage, so you are never tied to something that is not working.

In Flanders a notification requirement applies to tourist accommodation with Toerisme Vlaanderen (the accommodation decree). Anyone letting out has to comply with it. During the start-up we guide you to the right steps and documents.