Airbnb management
in Bristol
Full-service Airbnb management for Bristol owners who want the best return from their property, without the work.
Get your free revenue estimate- 2020 Managing homes since
- £2m+ Bookings, last 12 months
- 5.0 Google reviews
- 4,696 Stays, last 12 months
- 10,000+ Guests, last 12 months
Full management.
Revenue first.
Moa & Kin is a full-service Airbnb and short let management company for Bristol owners who want the best return from their property, without the work. We handle everything from listing to linen: pricing, guests, cleaning, maintenance and reporting.
Revenue, not occupancy
Daily dynamic pricing, always reviewed by a person.
100% management
We don't co-host, and we never ask owners to clean or meet guests.
Real people, 7 days a week
One WhatsApp number, one inbox.
See how we look after your home
A short film on how Moa & Kin cares for owners' homes and the guests who stay in them.
What could your Bristol property earn as a short let?
Bristol has some of the most consistent short let demand in the South West, because guests come for many different reasons.
That mix makes Bristol less seasonal than many holiday destinations. Summer and event weekends are strongest; January and February are quieter.
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Business travel
Contractors and corporate guests working in the city centre, Temple Quarter and the aerospace and engineering sites around Filton. Most of this demand is midweek.
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Visiting family
Parents visiting the University of Bristol and UWE for open days and graduations, and relatives visiting patients at the city's hospitals.
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Leisure
Weekend breaks around the Harbourside, Clifton and the city's food and music scene, plus big events like the Harbour Festival and the Balloon Fiesta.
Be wary of instant revenue calculators
What a property earns comes down to location, size, presentation and reviews. A well-styled two-bed within walking distance of the centre or Temple Meads will usually earn more than a larger home with poor photos. A postcode and a bedroom count can't tell you any of that.
We look at the property itself, in person or from photos, then give you a realistic estimate with a conservative, expected and strong case. No honest operator guarantees revenue.
Get your free revenue estimateWhat's included in our Bristol Airbnb management service?
You don't lift a finger. We're a 100% management service, so our team handles every part of running your property, from the first photograph to the final payout.
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Listing setup, photography & distribution
We photograph every property professionally and write listing copy that sells it. Your home goes live on Airbnb, Booking.com, VRBO and our direct booking site, with one system keeping every calendar in sync.
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Pricing & revenue management
We build a comparison set of the Bristol properties you compete with and set your base price using six years of portfolio data. PriceLabs adjusts rates daily, and a person reviews every property.
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Guest communication & check-in
We handle every guest message from first enquiry to checkout, 7 days a week. Guests check themselves in with a keysafe we install, so you never need to be there.
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Cleaning, linen & presentation
Professional cleans after every stay, hotel-quality linen and guest amenities, all paid for by the guest's cleaning fee. Regular checks keep the hundredth stay as good as the first.
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Maintenance & issue resolution
We spot issues early, arrange trusted local trades and keep you informed. Non-urgent work is approved by you first, and repair and replacement costs stay with the owner.
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Reviews, standards & reporting
We answer every review and review every guest. You get a live owner dashboard and a monthly statement showing every booking, fee and payout.
Not included: utilities, broadband, council tax or business rates, insurance and repair costs. These remain the owner's responsibility.
What do Airbnb management companies do? →Airbnb management fees in Bristol: what do owners pay?
One simple commission, no hidden fees. We charge a percentage of the total payout we receive from each booking platform, after the platform's own fees and including the guest's cleaning fee. All rates are plus VAT.
Our standard agreement and the best value. A full year gives your listing time to build reviews, search ranking and revenue across every season.
Get startedFor owners who'd like to try us first. A shorter commitment at a slightly higher rate, which covers the work we put in at the start. Switch to 12.5% at any time before your six months are up.
Get startedThe details
How commission works
It's charged on the payout we receive from each platform, after the platform's own fees. That includes the guest-paid cleaning fee.
Paid by guests
Cleaning, bed linen, towels and guest amenities like tea, coffee and toiletries are covered by the cleaning fee each guest pays.
One-off costs before launch
A one-off setup fee of £195 + VAT, which covers professional photography and setting up your listings. The first deep clean is charged separately, and we invoice it after your first month of bookings, so it's paid from your income.
Ongoing owner costs
Maintenance and repairs (approved by you), utilities, broadband, council tax or business rates, and insurance.
Contract and notice
After the initial term, your agreement continues on a rolling basis. Either side can end it with 30 days' written notice before the end of a term. An early termination fee applies if you end it within a term. We'll talk you through the full terms before you sign.
Steps to getting your first bookings
Most owners are live within two weeks of signing, or on their preferred start date if later. Most steps need very little from you.
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Start here
Conversation and revenue estimate
Tell us about your property and what you want from it. We'll visit, or review your photos, then send a realistic revenue estimate based on comparable listings and live market data. If we don't think it will perform, we'll tell you. No pressure, no hard sell.
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Around 2 weeks
Setup and launch
Complete a short registration form and sign your agreement digitally. We collect the keys, arrange a deep clean, set up linen and book a professional photographer, then build your listings and pricing for you to approve.
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Ongoing
Ongoing management and reporting
From here we run everything day to day. Track performance on your live dashboard, get monthly statements and have regular reviews of how the property is doing against its estimate.
Stay informed about your property's performance
Better systems, fewer surprises. You'll always know how your property is doing, without having to ask.
Live owner dashboard
Bookings, calendar, revenue and occupancy, updated as each booking comes in.
Monthly statements
Every booking, fee and payout itemised in one place.
Simple payments
We pay you the balance monthly, or the platforms pay you and we invoice our commission. Agreed at onboarding.
Easy to reach
One WhatsApp number and one inbox, 7 days a week. Always a real person.
Proactive updates
Damage, maintenance or anything unusual, we tell you before you have to ask.
Performance reviews
Regular check-ins on how your property is tracking against its estimate.
A few of the Bristol homes we manage
From city lofts to the Harbourside, every home is professionally photographed, priced and looked after by our team.
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Patchway
Mansell Road
A characterful loft apartment with a timber ceiling and open-plan living. Close to the aerospace and engineering sites around Filton, so it's popular with contractors midweek.
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Harbourside
Boat House
Moments from the water on Bristol's Harbourside, with the city centre, restaurants and the SS Great Britain all within walking distance. A favourite with couples on weekend breaks.
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Downend
Chesterfield Road
A traditional Victorian home with an original cast-iron fireplace and two king bedrooms. Ideal for families and friends visiting the city together.
What Bristol owners should check before short letting
Five things to have in place before your first guest arrives. We'll help you work through each one.
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Planning
Bristol has no cap on the number of nights you can let; London's 90-night limit doesn't apply here. But letting a home very frequently can count as a change of use, so check with Bristol City Council, especially for listed buildings and conservation areas.
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Lease and mortgage
Get written consent from your lender and, for leasehold flats, the freeholder. Many leases restrict short lets.
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Fire and gas safety
A fire risk assessment, smoke alarms on every floor, carbon monoxide alarms where needed and an annual gas safety certificate. An electrical installation condition report (EICR) is strongly recommended.
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Council tax or business rates
If your property is available to let for 140 days or more and actually let for at least 70 days a year, it can move from council tax to business rates.
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Insurance
Standard home insurance rarely covers paying guests. You'll need a policy that covers short-term letting.
Not sure where you stand?
We'll go through this checklist with you as part of your free revenue estimate.
Get your free revenue estimateGeneral guidance only, not legal advice. Rules can change, so always check your own circumstances.
Why choose Moa & Kin for Bristol Airbnb management?
Small enough to care. Big enough to deliver.
Choosing an Airbnb management agency in Bristol is about more than comparing commission rates. It's about finding a team you trust to look after your property, maximise its earnings and keep you informed.
We're a family-run business, founded in 2020 by Jonny Baylis after a decade running a specialist tour operator. Our operations manager, Richard, spent four years at a leading London operator and has a background at Booking.com. You'll always deal with people you know by name.
| Managing it yourself | With Moa & Kin | |
|---|---|---|
| Your time | Messages, cleaners, check-ins and repairs | None. We handle all of it |
| Distribution | Usually one platform | Airbnb, Booking.com, VRBO and our direct site |
| Pricing | Set and forget, or hours of manual changes | Adjusted daily, reviewed by a person |
| Standards | Depends on who you can find | Professional cleans, hotel-quality linen, regular checks |
| Reporting | Spreadsheets and platform apps | Live dashboard and monthly statements |
| Cost | No commission, but your time and missed revenue | 12.5–14% + VAT, all-in management |
Our first client joined in September 2020. They're still with us today.Six years and counting
We price for revenue, not occupancy, and we're honest about what your property can earn. That's why owners stay.
Comparing providers? Our guide to the questions to ask an Airbnb management company will help you know what to look for before you decide.
Bristol Airbnb management FAQs
Can I use my Bristol property myself while it's being managed?
Yes. Block out the dates you want and we'll keep them free. You can block up to 20% of your agreement term for your own use. We ask for at least 30 days' notice, and confirmed guest bookings are honoured, so the earlier you tell us the better.
Can you take over an Airbnb listing that already has bookings and reviews?
In most cases, yes. We keep your existing listing and its reviews where we can, and honour bookings already taken. We'll then refresh the photos, copy and pricing, and add Booking.com, VRBO and our direct site.
Do I need to furnish my property before you can manage it?
Yes, it needs to be fully furnished and equipped before launch. We'll walk through the property and tell you honestly what will make the biggest difference. Once you sign, you get our full setup guide and equipment list, and we arrange the professional photography.
What happens if a guest damages my property?
We document it with photos straight away, tell you, and make a claim through the booking platform's damage process. We handle the claim from start to finish. You'll also need insurance that covers short-term letting, as platform cover has limits.
Can you manage my property if I live outside Bristol or overseas?
Yes. Many of our owners don't live locally. We install a keysafe, use trusted local cleaners and trades, and keep you updated through your dashboard, WhatsApp and email. You never need to visit.
Can I switch from another Airbnb management company to Moa & Kin?
Yes. Check the notice period with your current manager first. We'll agree a handover date, keep future bookings where possible and make sure your listing and account stay in your name. Most switches go smoothly with a little planning.
What happens if my property needs an urgent repair during a guest's stay?
We act straight away. Our team contacts the guest, arranges a trusted local trade and tells you what's happening. Anything affecting safety or the guest's stay is fixed first. For non-urgent work over £50, we get your approval before going ahead.
What if I only want to let my Bristol property for part of the year?
Our agreements run for 6 or 12 months, and at least 80% of that term must stay available to book. That's roughly 9.5 months of a 12-month agreement, or just under 5 months of a 6-month one. The other 20% is yours to block. If you only want to let for a single season, short-term letting through us probably isn't the right fit.
How do you handle difficult guests or complaints from neighbours?
Every guest agrees to clear house rules, and we don't allow parties. If a neighbour raises a concern, we deal with it quickly and directly with the guest. Guests who break the rules are reported to the platform and won't be accepted again.
Can you help if my Bristol property isn't performing as well as expected?
Yes. We'll review your listing, photos, pricing and presentation, and tell you honestly what's holding it back. Sometimes it's pricing. Sometimes it's the property itself. Either way, you'll get clear recommendations.