Is your fee on gross revenue or net revenue?

Net. Gross rental income comes in, then platform fees, cleaning, consumables, and apartment-attributable repairs are subtracted. Whatever's left is net, and our percentage applies to that. We chose this model on purpose — a fee on gross creates an incentive to fill the calendar with unprofitable bookings.

Are there any setup or onboarding fees?

No. We don't charge for the initial walkthrough, the listing rebuild, professional photography, or the first month's setup. The first time we earn from your apartment is when the first guest checks out and we've taken our percentage of the actual net you received.

What about cleaning and supplies — is that included in the percentage?

No, those are billed at cost as separate line items on your monthly statement. We don't mark them up. A turnover clean in Durrës is €20–€35 depending on apartment size; consumables (toilet paper, soap, coffee, etc.) typically run €4–€8 per stay. Including these in the management percentage would make the math look better on paper but mean a 20% management fee is actually closer to 30% in reality.

What happens if my apartment doesn't earn anything in a given month?

Then we don't earn anything either. There is no minimum monthly fee, no retainer that gets billed whether or not bookings happen. Off-season months on a pure-short-term apartment sometimes net the owner €0 — we collect €0 that month. This is part of why we usually recommend the hybrid short-term plus long-term model in Durrës.

What JHA Holdings Charges

We're going to be specific. The Albanian property management market still has a lot of "20%" advertised that turns into 28-32% effective once you add up the hidden cleaning markup, the photography fee, the listing-setup fee, the monthly software charge, and the surprise tax-filing surcharge. Here's how we charge and where the line items actually fall.

The headline numbers

20% of net rental revenue if you have 1, 2, or 3 apartments with us.
18% of net rental revenue if you have 4–9 apartments.
15% of net rental revenue if you have 10 or more. At that scale the numbers get bespoke; the 15% is the typical starting point.

That's the only fee tied to the percentage of revenue. Everything else is billed at cost, with the invoices attached to your monthly statement so you can reconcile against the underlying receipts.

What "net" actually means

Step by step, here's how net is calculated on a typical short-term rental month:

Gross rental income — sum of all the booking payouts we receive on your behalf during the month, before any deductions.
Minus platform host fees — Airbnb host service fee (≈ 3% on the default split-fee model in the EU), Booking.com commission (typically 15% on the portion routed through Booking).
Minus cleaning costs at cost — €20–€35 per turnover in Durrës, €25–€40 in Tirana, varies by apartment size.
Minus consumable supplies at cost — toilet paper, soap, shampoo, washing-up liquid, dishwasher tablets, coffee, sugar, salt, tea bags. Typically €4–€8 per guest stay.
Minus apartment-attributable maintenance during the month — a plumber call-out, a replacement showerhead, a new mattress protector. Billed at the contractor's invoice price; we don't mark up labour or materials.
Equals net revenue. Our percentage is calculated against this number.

Your monthly statement shows each step explicitly. If you want the longer explanation with worked examples, see our guide on gross vs net.

What's not billed at all

The following are part of the management percentage — never billed separately:

Initial apartment walkthrough and gap list
Professional photography for the listing
Listing setup on Airbnb, Booking.com, and any other channel
Dynamic-pricing software subscription (we pay this)
Channel manager subscription (we pay this)
Smart lock setup, code rotation, code reset on guest issues
Quarterly inspections, including when the apartment is empty
Owner monthly statement preparation
Routine review responses, including to bad ones
Coordination with your Albanian accountant when they need monthly figures

What is billed at cost

Turnover cleaning per stay
Consumable supplies per stay
Repairs charged to the apartment (not to a guest's damage claim)
Replacement linens or towels when they reach end-of-life
Inventory replacement (broken plate, broken glass, end-of-life kettle)

All of these are documented in your monthly statement with receipts attached. The total is usually €60–€150 per month for a single apartment depending on occupancy.

What you pay separately (not to us, not at cost)

Some costs belong to the apartment regardless of who manages it. We coordinate but don't take a margin on them:

Utilities (electricity, water, gas, internet)
Building / condominium fees (Albanian: tarifa e pallatit)
Annual property tax
Annual fire / accident insurance for the apartment
Your own income tax declaration through your accountant

If you want, we can set up a small float (typically €200) from which routine items get paid, with the balance topped up monthly from your payout. That's optional.

An example month

This is a real 2-bed apartment on the Lungomare we manage. August 2024:

Gross rental income: €2,420 (24 nights booked, average €100.83/night)
Minus Airbnb host fee (3%): −€72
Minus Booking.com commission on 9 nights (15% of €920): −€138
Minus 8 turnover cleans @ €30: −€240
Minus consumables: −€48
Minus AC service call (existing unit replaced, charged at cost): −€95
= Net revenue: €1,827
JHA fee (20% of net): −€365
= Owner payout: €1,462

That's 60% of gross to the owner. In off-peak months the ratio improves (less cleaning, less supplies) but the absolute number is smaller. The annual ratio across our Durrës portfolio averages 55–65% of gross to the owner.

What the trial period looks like

First 90 days: notice-only contract, 14 days each side, no cancellation charge. After that, a 12-month rolling agreement with the same 14-day notice. We don't believe in lock-ins. If you'd want out, the only thing that should stop you is whether our work is worth keeping.