Property Management Contract: Key Clauses to Read Before Signing

2 min read | Last updated: March 2026 | By Elba Property Consultant

Before signing: the 8 key clauses of a management contract

Signing a property management contract without reading it is one of the most costly mistakes an owner can make. An unfavourable clause on Airbnb account ownership, a multi-year lock-in or the absence of an exit clause can cost thousands of euros.

1. Airbnb and Platform Account Ownership

The most important clause in the entire contract. Two models exist:
  • Owner's account: listing created under your Airbnb/Booking.com account. If you change managers, you keep reviews, history and ranking. ✅
  • Manager's account: listing on the manager's profile. If you leave, you lose all your history. ⚠️
    • Always insist on listings under your own account or a contractual commitment to transfer history at contract end.

    2. Contract Duration and Exit Conditions

    Best practice: maximum 12 months with automatic renewal, 30-60 days notice to exit, no penalties, except honouring confirmed bookings. Avoid: multi-year contracts (3-5 years) with penalties equivalent to several months of commissions.

    3. Commission Structure and Calculation

    Verify: does the percentage apply to gross or net platform revenue? Are cleaning fees included or separate? Are there minimum guaranteed commissions?

    4. Damage Liability

    Who responds to guest damages? Is there a documented pre/post-stay inventory? Who manages security deposits?

    5. Personal Use and Blocked Dates

    You must be able to block dates freely for personal use. These periods should be excluded from commission calculations.

    6. Maintenance and Extraordinary Expenses

    Insist on a clear approval threshold (e.g. €300), requirement for quotes on major works, and no undisclosed markups on maintenance costs.

    7. Transparency and Reporting

    Insist on: direct platform access, monthly statement per booking, payment by the 15th of the following month.

    8. Non-Compete and Exclusivity

    Exclusivity on the specific property is acceptable. Clauses preventing direct bookings from friends/family or ownership of a personal booking website are excessive. Contact Elba Property Consultant to review our standard contract: info@elbapropertyconsultant.com

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    FAQ

    Posso rescindere il contratto se il gestore non raggiunge i risultati promessi?

    Dipende dal contratto. I contratti professionali prevedono in genere una clausola di recesso con preavviso senza necessità di motivazione. Se il contratto non lo prevede, è difficile rescindere anticipatamente senza penali, anche in caso di performance scarse.

    Chi detiene legalmente la titolarità delle prenotazioni?

    Le prenotazioni sono accordi tra il proprietario dell'immobile (o il suo delegato) e l'ospite. Il gestore opera come mandatario. Se l'account è intestato al gestore, in caso di controversia la situazione si complica: assicurati che ci sia una clausola di cessione in caso di fine rapporto.

    Il contratto deve essere registrato all'Agenzia delle Entrate?

    Il contratto di mandato tra proprietario e gestore non richiede registrazione obbligatoria, a differenza dei contratti di locazione. Tuttavia, è consigliabile conservarne una copia firmata da entrambe le parti.

    Come funziona la responsabilità in caso di danni agli ospiti?

    Il gestore risponde per la sua negligenza operativa (es. omessa manutenzione di un elemento pericoloso di cui era a conoscenza). Il proprietario risponde per i vizi dell'immobile. La polizza assicurativa dell'immobile e l'assicurazione del gestore dovrebbero coprire entrambi i casi.

    Posso avere più gestori per lo stesso immobile su piattaforme diverse?

    Tecnicamente sì, ma nella pratica è sconsigliato: rischio di doppio booking, difficoltà nel coordinamento pulizie e check-in, conflitti di pricing. La maggior parte dei contratti di gestione include una clausola di esclusività per le piattaforme principali.

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