What to Look For When Switching Managers

The Decision Is Made — Now What?

You’ve decided to switch managers. Maybe you’re unhappy with a national company. Maybe your current manager is coasting on set-and-forget mode. Maybe you’ve seen what active optimization looks like and want that for your property. Whatever the reason, the decision is made. Now it’s a logistics project.

Before You Give Notice

Confirm listing ownership. Log into Airbnb with your personal credentials. Can you see and edit your listing? If yes, you own it. If no, the listing and all reviews are under your current manager’s account. This is the single most important piece of information in the switching process — it determines your transition complexity and timeline.

Read your contract. Know your notice period, early termination provisions, and what happens to confirmed bookings after termination. Follow the contract exactly.

Line up the new manager. Don’t terminate before you have the replacement ready. The transition should overlap, not gap. A 2-4 week gap means lost revenue and disrupted guest experiences.

What to Ask the New Manager

Transition timeline: How long from signed agreement to first live listing? (Should be 2-3 weeks.) What happens during the notice period with your current manager? Who handles what?

Existing bookings: How are confirmed bookings handled during the transition? Who manages guest communication for bookings that span the transition date? Who collects the fee?

Listing strategy: Will they create a new listing or migrate the existing one? If migrating, how do they ensure continuity of reviews and ranking? If creating new, what’s the plan for rebuilding review history?

Revenue projections: Based on your property’s characteristics and market, what revenue do they project? How does that compare to your current performance? What’s your projected net after their fee? These projections should be based on portfolio evidence, not sales optimism.

Timing the Switch

The best time to switch is during a slow period. For Michigan properties, January-March gives the new manager 3-5 months to optimize before peak summer season. Switching in June means you’re rebuilding during the most important revenue months — new photos, new listing, new pricing architecture, all while trying to capture peak-season bookings.

If you can’t wait for a slow period, at least avoid switching within 30 days of a major event (Cherry Festival, July 4th, Labor Day). The disruption cost during peak demand is highest.

The Transition Checklist

Written notice per contract terms. New manager signed and onboarding started. Listing ownership confirmed. Existing booking handoff plan agreed by both managers. Smart lock codes ready to change on transition date. Cleaning team notified of new scheduling. Smart home access transferred. Owner portal access updated. Calendar synced to new PMS. Insurance notification if required by policy. Tax collection responsibility confirmed.

Each item is straightforward. None is complicated. But missing any one of them creates a disruption that affects guest experience, revenue, or both. Treat the switch like the project it is — checklist, timeline, accountability.