Why should I choose Sutton & Co. over another property management company?
Most property managers stack fees, a booking fee here, a marketing fee there, until the number on your statement doesn't match the number you were quoted. Sutton & Co. charges one flat rate and nothing else. You also pay your vendors directly, so nothing gets marked up on the way through us. We have high standards for how we, and all vendors, operate on property to create exceptional stays for guests, protect your asset, and maximize profit.
What does Sutton & Co. charge?
A flat 18% of gross booking revenue. That's it. No booking fee, no marketing fee, no technology charge, no annual plan stacked on top. Platform payouts go straight to you, we never hold your money, and our fee is invoiced separately monthly so you see the full revenue before anything comes out of it.
What does Sutton & Co.'s management service include?
24/7 guest communication, pricing and revenue management, listing and channel management, and vendor coordination, all handled by us directly. If it needs to be done on property, we do it or have it done. Our management services are set up to cater to the hands-off owner who wants passive income but still wants to see the return on investment at any time.
What am I required to provide for the property?
Our management fee (18%) pays for Sutton & Co.'s management of the property and revenue. You'll be responsible for paying: property utilities, property licensing, vendors, repairs, property furnishings, and restocking of amenities. We still manage all of these operations. We require you to have the following on property: a noise monitor, a camera at each entrance, a digital lock on each door, and, optionally, a smart thermostat. We provide you the specifications for each of these. We also require every property to be on a quarterly preventative maintenance plan, a bi-annual deep clean, and quarterly pest control. You're responsible for the vendor invoice for these services.
What will Sutton & Co. provide for the property?
Outside of our management services, we provide the property management system that manages bookings across sites, the system that tracks cleanings and maintenance and dispatches vendors, our guest messaging system, and our market intelligence systems. These come at no cost to you.
Which markets does Sutton & Co. serve?
For local management, we're currently offering services in the Kansas City area. For remote management, we can serve any market. Neither provides more or less management, the approach just looks a bit different.
What happens to my current bookings if I switch?
They're honored and stay fully managed. No guest is displaced or even aware the switch happened.
How long does switching managers actually take?
About a month, start to finish. Here's an example of what the timeline might look like: week one is access, we connect to whatever systems you're already using. Weeks one and two are a full audit of your listings, operations, property, and revenue. By week three, you get three written plans, revenue and marketing, operations and property, and budget, all in front of you before anything changes, ready for your review. Week four, we begin implementing the plans.
What's the free revenue audit, and what's the catch?
There isn't one. Send us your listing URL, that's the only requirement, and within 48 hours you get a benchmark against comparable properties in your market, a read on where any gap is coming from, and, if you send a recent owner statement, a breakdown of what you're actually paying for. Nothing happens after that unless you want it to. You're free to take the report to your current manager and use it, no obligation either way.
How often will I hear from Sutton & Co.?
At minimum, a report every month showing the highlights and areas for improvement, and a monthly call to talk about portfolio performance. You'll also have a direct number to call or text, plus email, whenever you need us.
Who will I contact if I have a question?
Us directly, not a general support inbox or a rotating queue.
Who handles cleaning and maintenance?
Local, vetted vendors that Sutton & Co. sources, schedules, and holds to a standard.
How does Sutton & Co. ensure my property is properly cleaned?
Every cleaner submits a checklist with time-stamped photos after every clean. Every property is deep cleaned twice a year to keep the listing looking its best and to maintain longevity.