Vacation Rental Owners' FAQ

About Bighorn Rentals

 

Who is Bighorn Rentals?

We are a full-service vacation property management company. For years, we’ve been successfully managing vacation rental homes all across Summit County, Colorado.

Our team of managers always strive to excel in all aspects of their job. That’s why we provide world-class management services to our all our property owners.

Throughout our years in the industry, we’ve been able to amass valuable skills, methods and lots of experience. Which makes us one of the best vacation property managers for you.

With us by your side, you get:

• professional property management services
• convenience
• more exposure
• an increase in rental income
• strategic marketing, and
• a rise in your property’s bookings.

Our primary objective is to keep you and your guests happy and satisfied at all times.

Bighorn Rentals is the “no BS company.”  We don’t lie to people, we don’t hide things from our owners and if we make a mistake we own up to it and make it right. 

We’re not miracle workers when it comes to generating revenue.  We have a good system in place that works well for our owners. No one can beat us in generating revenue.

 

What services does Bighorn Rentals offer vacation rental homeowners?

We offer two kinds of services. These are partial and full-service management.

Conversely, if you are looking for a full-service management company, you are still in the right place. Bighorn Rentals takes everything about managing your Colorado vacation rental off your plate. All you’ll have to do is to sit back, relax, and let us do the work for you.

We’ll manage all aspects of your rental property, making sure that it’s safe, ready, and well-maintained at all times. In addition, we’ll handle everything about your property’s marketing. This includes taking professional photos of the home and coming up with a suitable and attractive listing; to maximize bookings.

We also, supervise on-site employees, manage vendors, provide 24/7 guest support, and dispatch emergency maintenance crews.

Bighorn offers a reduced management fee of 15% to owners that want to find their own renters on VRBO and Airbnb.  Bighorn will check in/check out guests, clean, inspect after departure, help with maintenance and be available for after hours emergencies. 

We have had trouble with owners lying about what rent they receive and/or booking very aggressively for very low rates.

This leads us to do a lot of work for very little money, so I always let homeowners know that we are not a good fit for everyone doing this. Our full-service management fee is 30% and we are all inclusive for that price.

 

How does Bighorn Rentals differ from companies like HomeAway, VRBO, or Airbnb?

Bighorn Rentals is a full-service property management company. On the other hand, companies like Airbnb, VRBO, and HomeAway are simply rental listing websites.

Unlike us, these companies only handle listings and bookings. We go a step further to manage the property and optimize your listing for you.

In fact, we’ve partnered with over 50 similar companies to ensure that the properties we manage get maximum exposure.

 

What kind of contracts does Bighorn Rentals offer?

Our contracts are straightforward and fair. That means you can come and go whenever you want to. We will never hold you back or surprise you with hidden or binding clauses in your contract.

However, if you ever decide to pull out of our contract, we’ll require that you give us a heads-up – at least 60 days in advance. In addition, you’ll assume the responsibility of any current reservations on your vacation property.

 

GETTING STARTED

 

How can I get started with Bighorn Rentals?

The whole process is quite easy. Although, depending on your schedule, the home’s current state, and service preferences, the processing times may vary.

Now, getting started and activating your contract with us involves a few steps:

• Meeting with a property manager from our local office.
• Collecting information about you and your property.
• Inspecting your vacation rental.
• Taking beautiful and professional photos of your property.
• Assessing and analyzing your local vacation rental market to establish an ideal rent price.
• Coming up with an attractive and detailed property listing.
• Advertising the property in all the right places and using the best marketing strategies.

We’ll get your property up and running in the shortest time possible.

 

Can Bighorn Rentals help me convert my property into a successful vacation rental?

Yes, we can. In fact, we’d love to! At Bighorn Rentals, we’ve got all it takes to make that happen.

Basically, converting a property into a vacation rental takes a lot of experience, skill, manpower, and knowledge. All of these we already have.

And if something is beyond us, we’ll be there to offer guidance, suggestions, and advice. Generally, we will assist you in any way we can.

 

Will I have to handle sales taxes?

Not at all. If you are not familiar with vacation rental sales taxes or need help, we are here for you.

Bighorn Rentals knows everything about vacation sales taxes. And with your permission, we can handle the collection and filing of taxes on your property.

 

RENTAL QUALIFICATIONS

 

Do I have to commit my property to a certain amount of availability?

We don’t have any specific requirements in terms of availability. That means that you can use your home for personal reasons for as long as you want.

However, we do reserve the right to cancel agreements on rentals that are predominantly unavailable for booking. You can contact us if you require more information. 

 

Does my home need to meet certain requirements to considered?

Bighorn Rentals deals with all kinds of properties. However, our main focus is on upper and mid-market rentals located in vacation-friendly areas.

The location is an important factor for us to consider. Properties situated close to vacation hotspots, amenities, and other attractions are the best fit for our program.

 

Are there certain things I must provide as a homeowner?

Just like any other short-term rental, there are a few things your property must have. For example, furniture, cookware, appliances, and dinnerware.

In most cases, properly-furnished and stylish rentals often attract more guests. That’s why we always encourage owners to put effort into the presentability of the property.

But, don’t fret, we’ll work with you to ensure your property is on point.

 

Do I need to have Wi-Fi or a traditional phone line installed?

Landlines are not really necessary unless the property is in an area with poor cell reception. However, Wi-Fi internet connectivity is a requirement.

 

Do I have to allow pets?

We leave that up to you to decide. However, we cannot prohibit service animals.

There are a few perks as well as downsides to allowing pets. Pets can increase the chances of property damage. But, on the other hand, allowing them also brings in a larger revenue.

Bighorn Rentals charges tenants with pets an additional fee to cover cleaning costs. However, a larger portion of the pet fee goes directly to your business. And any pet-related damages will be taken out of the deposit.

 

REPORTING AND PAYMENT

 

Does Bighorn Rentals provide regular performance reports?

We do. Bighorn Rentals offers you monthly reports on revenue collection, taxes, and expenses. That way, you’ll be able to keep tabs on your property’s state of affairs.

And if you have any questions about these reports, you can always ask your property manager for clarification.

 

When do I get paid for reservations?

Bighorn Rentals management submits payments and performance reports on the 15th of every month. The net revenue from your property will be mailed to you or your bank.

On a side note, if a tenant crosses over to a new month, their payment for that reservation will fall on the month they check out.

 

RENTAL MARKETING

 

How does Bighorn Rentals enable online bookings?

The Property management software we use is called Barefoot. 

Our website integrates with Barefoot to show all listing info and provide online bookings.  We pay for Google ads and pay a vacation rental marketing company for SEO services. 

Barefoot has direct links to Homeaway and Airbnb.  Homeaway displays us on VRBO and their other sites.  Inntopia puts us out to Copper Mountain Central Res and Reservations for the Summit.  We also use RedAwning to display us on Expedia, Hotels.com, Travelocity, Orbitz, booking.com, and many more. 

To make it simpler, your property’s availability calendar syncs across all these websites. Therefore, your rental listing remains up-to-date at all times.

 

What if I previously listed my home on those sites?

It’s not rare for this to happen. But, it’s a quick-fix issue. All you have to do is to inform us about your listing. After that, we’ll help you migrate your listing to our account.

That makes it easy to manage and sync your property’s listing on all our partner booking sites. Plus, we’ll add a professional touch to your listing to make sure it serves its purpose optimally.

 

Do I need to provide you with photographs?

No.  We have a professional photographer and pay for the photos.

 

What if I want to book the property for myself, friends or family?

You can simply call us and we will immediately reserve your property at no charge, of course. Or, you can login to your account and check your property’s availability calendar in order to make a reservation.

If you choose to get your place professionally cleaned afterwards, it will be taken out of your monthly owner statement. But it is not mandatory and you can opt to do the cleaning on your own.

 

How do you deal with guest deposits paid in advance?

Our billing system accepts all major credit cards and have guests pay a 25% deposit of the total rent to complete a booking.   Final payment taken 30 days prior to arrival. All payments non-refundable when taken.

Any reservation that doesn’t meet these conditions is non-refundable. Also, the person making the reservation must be at least 25-years-old unless otherwise stated.

 

PRICING MANAGEMENT 

 

What strategies do you use to set rental prices?

At Bighorn Rentals we use dynamic pricing. That means that if demand is high then rent prices will be rise, and vice versa. By keeping up with the fluctuating market we are able to find optimal pricing for your vacation rental.

Before we come up with the ideal rent for your property, we always do thorough market research and analysis. That way we can come up with a price that’s not only attractive and affordable to guests but also profitable to you. Now, as the owner, you can set a floor rate (the lowest rental price you’ll be comfortable with).

Besides supply and demands, we also adjust your rental’s pricing based on factors like…

• It’s booking rate. If we find your rental is receiving more reservations compared to similar property’s in the area it may be a sign that your price is too low. A smart solution would be to increase the price.
• Last minute availability. If your property has we may have to offer travelers discounts in order to get them to book your property.
• Future occupancy rate. If we notice a decreasing trend in your rental’s future occupancy rates, we may lower the price in order to attract guests. But as demand rises, so will the price.

 

PROPERTY MANAGEMENT

 

Is guest laundry my responsibility (e.g., towels, linens, etc.)?

No.  Guest laundry is paid for from the cleaning fee paid by the guest.  Laundry is sent out to a commercial laundry facility.

 

Do I need to provide the bathroom essentials (soap, paper towels, toilet paper, etc.)?

No, Bighorn provides unit supplies. Guests pay for them from the cleaning fee paid by the guest.

 

What if I want to do some decorating on my own?

One of the easiest ways to get more bookings is to have an attractive décor. That’s why we’ll always encourage you to invest in your home’s décor.

You can use the opportunity to showcase the culture, taste, and lifestyle of your property’s local surroundings.

 

What precautions do you take to keep my home safe?

All guests check in, in person at our office in Frisco or Copper Mtn. 

We want to see them in person before handing them the keys.  Guests must be 25 or older to check in. We sometimes ask for a cash deposit at check in if we have reason to worry.

 

Does Bighorn Rentals do regular maintenance?

Yes, we do. But we are not a maintenance company.

Instead, we have a 24/7 call center that receives guest maintenance requests and works to resolve their issues. In terms of maintenance, we have partnered with a number of vetted maintenance service providers.

We often work with them to carry out inspections, maintenance, and repairs on your property. Also, we use this time to re-stock your property.

 

Who takes care of my lawn, my pool, etc.?

You may have already arranged for this, but if you haven’t, we’d be more than happy to help. We’ll find you a reputable and professional contractor to handle all these tasks. If that’s what you prefer, then we will arrange for a trusted contractor and send you the bills directly.

We have an in house maintenance staff that can handle most household maintenance issues as well as contractors we can bring in for things outside of our scope.  There are no mark ups on contractor bills. We charge the bill to the homeowner statement and pay the vendor directly. We also provide copies of the bills with your monthly statements.

 

Which services should I schedule myself?

Homeowners can schedule services if they wish or we can do it. 

 

How does garbage collection work?

Condos buildings have a dumpster.  We typically collect trash for private homes and put in our dumpster.

 

Do I need to hire my own housekeeper?

If you already have a housekeeper in mind, then you may hire them. If not, Bighorn Rentals works with some of the best housekeeping service providers in the industry.

We personally screen all staff that enters your home and ensure they are thorough cleaners. We aim to hire flexible, fast, reliable, and experienced staff that meet our strict standards.  

 

GUEST EXPERIENCE

 

How do guests pay Bighorn Rentals?

We use a platform called Barefoot to process credit card payments.

Most guests prefer paying via credit card. Whether it’s for safety, convenience, or speed we make it possible.

But, you should note that credit card companies often charge a 3-4% transaction fee. Therefore, that amount would be deducted from your gross rental income.  We don’t charge CC fees to owners, it’s part of management fee.

 

How do guests communicate with Bighorn Rentals?

Communicating with us is easy. Guests can contact us through our website, email or even, by phone. We always have a team of professionals on standby to help you or your guests.

We also make sure to send all our guests their booking confirmation by email with a local deals flyer.

 

How can guests book my property?

Thanks to our next-gen online booking systems, guests can make reservations from over 50 booking websites including our own. On top of that, they can simply call us to book your property.

 

What happens if the guests have an emergency?

As with any rental property, emergencies are bound to happen. Now, when it comes to handling emergencies, Bighorn Rentals always has a team on standby. If a guest has a problem, all they have to do is to call, email, or text our team for assistance.

We’ll try and resolve the issue quickly and efficiently. We’ll also dispatch a repair crew if the need arises. Now, you shouldn’t worry about the costs because we’ll deduct them as a maintenance expense from your monthly gross income.

However, any major damages may require you to pay using your own money.

Guests pay a $45 damage waiver fee (self insurance) as part of reservation.  It covers up to $1500 worth of accidental damage. Pretty much everything is covered by Bighorn.  If a guest breaks something we just go fix it out of the damage waiver fund. Never had an issue with damage exceeding $1500 but would go after guest in that instance.

 

What do you do about noisy guests?

At Bighorn Rentals, we take guest welfare very seriously. Therefore, if one of the guests becomes noisy and a nuisance to others, we may be forced to evict them, as per our contractual policies. Tenants who breach our agreement can get evicted or penalized for their behavior.

We have after hours answering service to take calls.  We will tell guest to keep it down and let them know police will be notified if necessary.

 

Are guests responsible for paying cleaning fees?

Guests usually pay cleaning service fees directly to us. After, we take responsibility in paying the service provider for their work.

In case you want a housekeeper to tidy up your rental after you or a family member uses the house, don’t hesitate to tell us. We’ll have a professional housekeeper on your doorsteps in no time. And all the expenses will be in your monthly statement.

 

How do you handle security deposits and damage?

Bighorn Rentals charges guests a $45 damage waiver fee that covers damage to $1500. This way if any damage has been done to your property, we’ll be able to recover the losses. But, you need to understand the difference between guest-related damages and “wear and tear.”

With time, items in your vacation rental may start to break down because of aging. These types of damages don’t warrant the use of the security deposit or damage waiver. Therefore, you may have to replace worn out items in your rental regularly.

Therefore, the only time the damage waiver kicks in is when the guest damages your property intentionally or unintentionally.

For example, if they accidentally drop an appliance - damaging it in the process – we’ll use the damage waiver to effect for repairs or replacements. On the other hand, if the appliance stops working due to wear and tear, the repair or replacement expenses will fall on you.

 

SERVICE COSTS

 

What do you charge as a full-service property management company?

On average, vacation rental property managers often charge 35% of the rental income for their services. However, at Bighorn Rentals, that’s not the case.

Despite the fact that we offer world-class services, we are quite affordable. And, with us, you won’t have to worry about hidden fees. Contact us today to learn more about our pocket-friendly pricing structure.

 

Why do you do a fix and commission-based pricing?

Each type of pricing has its own merits and demerits.

For example, commission-based pricing means that we only get paid when you earn from your property; which seems fair enough. That just makes us work harder to increase your rental income.

For some, that raises a concern with hidden fees.With Bighorn Rentals, we can promise that you will find no hidden fees along the way. Our pricing structure is very transparent.

Fixed pricing is also a good option. You won’t have to pay more when you earn more. Unfortunately, that also means that you may have to use your own money to cover low-income months.

Talk to us today so that we can walk you through our pricing models. That way you’ll be able to make a wise and informed decision.

Our 30% management fee covers pretty much everything including all marketing and photos, minor maintenance, credit card fees and after hours availability. 

Guest damage paid by guest from damage waiver fee, cleaning paid by guest from clean fee.  We try not to have any charges to owner except management fee. In house labor rate is $40 per hour on bigger tasks that are not result of guest damage. There is no mark ups on contractors.