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Regardless of whether you own 1 or 100 properties you let out for vacations and holidays the key to your success is getting rentals in. Typically many property owners use letting agents, whilst others adopt a more DIY approach using in the main the WWW, but which method is best and why?

Before you decide on a route to let your properties begin by classifying it on the following rules;

A) location – is there a lot of competition from other agents and property owners which may make your task harder – price and quality of property inc those vital “extras” such as pool, closeness to the sea and beach are all important in the eyes of the tourist seeking rental accommodation.

B) price – are you charging too much, or even too little? Ask high and the amount of rentals you get can be reduced, too little and you may be fully booked but the real profit may be much reduced as “wear and tear” and servicing costs can erode real-time profits.

C) condition – discerning tourists demand only the best, so avoid skimping on quality – a great let will increase the chance of a returning tourist and referrals to friends and relatives. Each let has the potential to introduce repeat business or new renters.

D) registered or accredited tourist awards? Does the property have any form of rating of quality? – if not get one and try and improve on the standard, this will improve rents and demand more income.

Self let or Agent?

Agents usually offer an established client base and mailing lists, perhaps an annual directory of properties which can include yours – but in the end they cannot and will not GUARANTEE any level of lettings or indeed ANY lets at all – results are based on “probability” if you have a good property in a desirable area in good condition at the right price it OUGHT to let – but may not, or enough to satisfy your needs.

Agents costs can be high 20-30% is typical of rental income, which is bit cut, but it does free you from the chore of doing your own marketing, BUT does your own marketing have to cost that much? We doubt it.

Getting your own lettings for sure is cheaper but can it be as successful as agent lets, or more so?

Without the internet self lets are pretty well impossible, and the growth of online property web sites for both sales, and rentals (permanent homes as well as vacation and holiday lets) has made DIY rentals a practical and economic proposition.

A) massive coverage – anyone who has internet connection can find your web page, view details inc photos

B) Fast, once the details are added it’s live, and you can change things as needed.

C) Low cost – many think free but it’s often worth investing in listing charges in the more popular sites which already has good audiences and an existing property base – free sites often have few properties off which can be a turn off for tourists.

D) You keep all the rental income less the cost of a simple web site and some listing fees on the better sites.

E) Response is fast – online booking forms and email can get results fast, but make sure you respond fast too – leave an enquiry a few hours or ignore it completely and the deal (and income) is probably lost.

Tips for DIY

A) Have an online availability calendar – potential renters NEED to know when your property is free, scripts such as Availcheck can give full control.

B) Have your own web site or web page separate from listings on travel and letting web sites

C) Use a web counter such as the free Site Meter to check response especially sources of site visitors, which can help plan your ongoing campaign.

D) Use top class PHOTOS – of outside and inside the property – leave off people from the pics and make sure lighting is top class – a horrible snap can send a tourist cold, despite a well located property at a decent price.

E) Write good “mouth watering descriptions” of the property and its location. Even add links to local attractions, make it EASY for the potential renter to WANT your property. Too many vacation property renters write 1 line and add 1 photo asking 1000 USD a week – what chance of a flood of bookings?

In the end you can edge your bets and use an agent AND get lettings yourself – BUT if you do make sure the agent “allows” you to market (your own property) alongside his contract – and you update the agent when you get a letting – nothing worse than letting the property TWICE for the same period.

Maurice Clarke is founding owner of http://www.internet-online-privacy.com a free and independent source of information about all aspects of online fraud and personal privacy issues. The site contains articles and web links highlighting the leading privacy issues and suggested preventions and solutions for both personal and business web surfers.