Are Holiday Home Onboarding Fees In Dubai Fair? Let’s Break It Down

Most property management companies in Dubai charge an onboarding fee when taking on a new client, aka fee to “onboard property.” It’s common practice. It’s also completely normal to wonder what these fees cover. If they’re necessary, how much they cost, and whether you can negotiate them.

We’ve experienced both sides—owning properties and hiring property managers, as well as managing properties for others. This gives us an unparalleled insight from both POVs. We know exactly what onboarding fees cover, how much they cost, and whether they’re worth it. 

In this blog, we’ll break it all down. You ready?

Holiday Home Onboarding Fees: What Are They and Why Do They Exist?

An onboarding fee is the upfront cost a property management company charges to prepare your home for short-term rentals. This fee covers the administrative and operational tasks needed to make your home “guest-ready.”

Some of these tasks include:

1. Property Inspection: A full check-up of your home to spot any maintenance needs or areas that could use improvement before guests arrive.
2. Professional Airbnb Photography: Capturing high-quality photos that showcase the best features of your vacation rentals.
3. Listing Creation and Optimization: Crafting an attention-grabbing description that highlights your home’s best features so it stands out.
4. Regulations Compliance: Making sure your rental follows all Department of Tourism and Commerce Marketing (DTCM) rules, so you don’t run into legal issues.
5. Cleaning and Maintenance Services: Keeping your Airbnb spotless and well-maintained to ensure a top-tier experience for your guests.

PS: an onboarding fee is different from a management fee. The latter is a recurring monthly charge that applies as long as your property is under management. On the flip side, holiday home onboarding fees are a one-time cost paid when you first hire a property manager.

How Much Do Vacation Rental Management Onboarding Fees Cost in Dubai?

Image by Jworcp

It depends on the company. Some bundle everything—onboarding, management, and operational fees—into one charge, usually between AED 1,000 to AED 3,000. Others break it down and charge separately for each service, which can add up differently.

On top of the onboarding fee, you might also run into extra costs for things like professional photography to make your listing stand out. If your place needs a bit of a makeover, some companies offer interior styling and Airbnb furnishing services at an additional cost. There could also be charges for property inspections and maintenance checks before your home goes live.

Just make sure you always ask for a detailed breakdown so you know exactly what you’re paying for. And if you’re comparing property management companies, look at the full picture not just the upfront cost.

Should Short Term Rental Management Companies Charge an Onboarding Fee?

Yes and no.

Yes, because setting up a holiday home for success takes time, effort, and expertise. Property management companies put in the work upfront, handling everything from listing optimization to staging, so your home is ready for bookings.

No, because while onboarding fees are common, not every company follows this model. Some companies, like Homevy, skip holiday home onboarding fees entirely (more on that later), opting for other pricing structures instead.

So, before signing up with a management company, compare different options to see what works best for you.

How to Compare Onboarding Fees of Property Management Firms in Dubai

Let’s take a look at some onboarding fees of top property management companies in Dubai. 

PS: Many property management companies don’t publicly disclose their onboarding fees, so we’ve only included companies with publicly available information.

What Dubai Property Management Companies Don’t Charge an Onboarding Fee?

As at the time of this article, Homevy is the ONLY short term rental management company in Dubai that doesn’t charge an onboarding fee.

It all comes down to their core values and principles. Homevy’s co-founders once entrusted their own properties to management companies. However, they weren’t satisfied with the experience, so they sought to create Homevy. 

Homevy understands how frustrating it is to have already invested in buying an Airbnb property, only to be hit with an onboarding fee before management even begins. It’s why they sought to be the property management company with no onboarding fees.

Homevy operates with full transparency and no unnecessary fees for services that should be included from the start. 

Services like:

1. Property Listing Creation   
2. Owner Dashboard
3. Listing Content Optimization 
4. Initial Property Inspection
5. Professional Photography
6. Interior Styling and Staging
7. DTCM Compliance Setup
8. Smart Lock Installation, and
9. Interior Design Consultation

…and many more.

Homevy only charges a 15% commission on your property’s earnings.

What Does Homevy’s 15% Management Fee Include?

Here’s a quick breakdown of how Homevy provides value for the 15% management fee:

1. Multi-Channel Marketing: Your property will be listed on all the major platforms (Airbnb, Booking.com, etc.) to ensure maximum visibility.
2. Dynamic Pricing Optimization: Their smart pricing tools adjust your rates based on demand, helping you always get the best price.
3. Monthly Revenue Reports: You’ll receive a clear breakdown of your earnings and expenses every month. With their unique property owner app, you’ll also see the flow of guests staying in/checking out of your property.
4. 24/7 Guest Communication: They handle all guest inquiries, bookings, and communication—yes, even at 3 a.m.
5. Routine Maintenance Checks: They keep an eye on your property, catching any issues before they become bigger problems.
6. Comprehensive Guest Screening: Every guest is carefully screened to protect your property.
7. Smooth Check-in/Check-out: Whether it’s an in-person welcome or smart lock access, they ensure seamless check-in and check-out experiences.
8. 24/7 Multilingual Guest Support: Help is available around the clock, in any language your guests speak.
9. Daily Housekeeping: Your property will be cleaned to hotel standards after every guest.

Homevy also offers optional add-on services to take your Dubai Airbnb to the next level—think interior design, landscaping, utility management, renovations., and many more    

Calculating Your Vacation Rental ROI After Property Management Fees

Let’s get into some necessary mathematics.

The goal of every property owner is to increase their rental income.

PS: If you want to see how much your property could earn, use this free Airbnb calculator. It’ll give you a clear estimate. 

As a smart investor, it’s important to track how much you’re handing off to property management firms. And how much you’re actually earning.  

Image by wayhomestudio

Here’s the basic formula:

Booking Fee – Channel Fee = Owner’s Gross Profit 

Owner’s Gross Profit – Management Fee = Owner’s Net Profit

Take this completely hypothetical situation as an example:

Let’s say your guest books your property for AED 5,000, and Airbnb takes a 3% channel fee (AED 150). That leaves you with a gross profit of AED 4,850. 

After deducting Homevy’s 15% management fee (AED 679), your net profit comes out to AED 4,171, without you lifting a finger or stressing over guests.

For some other brands charging 20-30% in management fees, your net profit would drop to AED 3,880–AED 3,395. 

And that’s without considering holiday home onboarding fees, which, thankfully, Homevy doesn’t charge.

FAQs – Holiday Home Onboarding Fees

1. What Are Property Onboarding Fees?

Onboarding fees are one-time charges that cover the initial setup of your property for the short-term rental market. This includes things like creating your listing, professional photography, marketing, setting up booking systems, and ensuring legal compliance with Dubai’s DTCM regulations.

2. Are Holiday Home Onboarding Fees Negotiable?

Sometimes. Some companies might be open to negotiation, especially if you have a highly desirable property or are signing a long-term contract. It never hurts to ask.

3. Are Onboarding Fees the Same as Management Fees?

No, onboarding fees are separate and distinct from ongoing management fees. Onboarding fees are a one-time cost for the initial setup, while management fees are typically charged as a percentage of your rental income and cover the ongoing management of your property.

4. How Do I Know If The Property Management Fees Are Worth The Investment?

A good property management company will provide transparent reporting and demonstrate how their services are increasing your occupancy rates and rental income. Look for companies that offer performance-based pricing, like Homevy, where their earnings are directly tied to your success.

Maximize Your Rental Income Without the Extra Fees

Making your Dubai property a profitable holiday home shouldn’t come with surprise costs. While many management companies charge upfront fees just to get started, Homevy keeps it simple—no onboarding fees, just a straightforward 15% management fee that covers everything you need.

Instead of piling on extra charges, Homevy focuses on what actually matters—getting you the best returns. They take care of photography, guest screening, and round-the-clock support, so you don’t have to.

So if you’re looking for a management company that puts your earnings first, Homevy is worth checking out.