Our fee model fits in one sentence. We take 22% of accommodation revenue on each booking, cleaning and linen are billed per visit at a rate fixed in advance, and there is no monthly fee. In a month with no bookings, you pay nothing beyond any cleans that actually took place.
What the 22% covers
The 22% covers a local team in Kyoto that runs the property day to day, guest response in English, Japanese and Chinese, someone who physically goes to the property when a guest has a problem at 2am, the compliance judgment that comes with the Minpaku Law and the Hotel Business Act, and listing, calendar and rate management across Airbnb and the other booking platforms. On the compliance side, the wrong call costs you the licence. If no booking lands, no management fee is due.
We take on full management only. There is no partial tier.
The081 is a registered housing accommodation management operator (MLIT (01) No. F03122). Under the Minpaku Law, a property run without the owner on site must be delegated to a registered operator; this registration is the legal basis for what we do.
What is billed per use
Cleaning, linen changes and consumables sit outside the 22%. Each clean is billed at a per-visit rate fixed for your property before the contract is signed, and every visit appears as its own line on the monthly statement, with the date.
Per-use billing is the normal model in this market, and a legitimate one. The question to ask of any operator is not whether they bill per use but whether they show you the breakdown. We show all of it.
The arithmetic
Call a month’s accommodation revenue X.
Management fee = 0.22X
Cleaning = number of cleans × per-visit rate, billed separately
Monthly total = 0.22X + those actuals
We leave X blank on purpose. Any number we put there would be a projection dressed up as a promise, and we do not make income promises. Send us the layout and the ward your property sits in, and we will return a quote with the real per-visit rate filled in.
How to read a quote, ours or anyone’s
Headline rates tell you very little on their own. Two questions do most of the work: what does the percentage actually cover, and what will the per-use items add up to at a realistic level of occupancy? Put the answers together and you have a monthly total. Compare totals and compare scope. A 20% quote that leaves out after-hours guest response is not cheaper than a 22% quote that includes it; it is a different product.
The going rate for management in Kyoto now starts above 20%, and the 10%-range tier that existed a few years ago has largely disappeared. At 22% we sit inside the standard band. Where quotes genuinely differ is in what the percentage carries and how much of the per-use breakdown the operator is willing to put in writing.
Frequently asked questions
Is there a setup fee?
There is no fixed setup fee. If work is needed before opening — photography, a pre-opening clean, topping up supplies — we quote it in advance and bill only what was actually done, at cost.
Is there a minimum contract term?
No. We do not set one.
How is the cleaning rate set?
It is fixed per property before signing, based on the number of beds and the volume of linen the unit turns over, and billed only when a clean actually happens. Each visit is a separate line on your statement.
How often do you report?
Monthly. The statement lists every booking and every per-use charge for the month, line by line.
Contact: +81-75-600-0776. Kyoto City properties only.