Serviced accommodation & short-term lets
Serviced accommodation management for UK landlords
RGS runs your property as a professionally managed short-stay let. Listings, pricing, guests, cleaning and compliance handled for you, wherever in the UK it is.
Get your Serviced Accommodation offer
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The numbers
What the same property earns, let two different ways
Two worked examples compare a standard tenancy against serviced accommodation once RGS is managing bookings, pricing and turnovers for you. Serviced accommodation figures are after booking platform commission, with every running cost listed underneath.
2-bed city flat
A well-located two-bedroom flat near a station, hospital or business district, let nightly to visitors and contractors.
As a standard tenancy
£1,179 a month rent
- Management fee (15%)
- −£177
- Landlord insurance
- −£20
- Maintenance allowance
- −£70
- Safety certificates
- −£20
As serviced accommodation
£3,524 a month, after platform commission
£145 a night × 24.3 nights (80% occupancy)
- RGS management (25%)
- −£881
- Linen & consumables
- −£28
- Utilities & broadband
- −£95
- Insurance uplift
- −£6
- Maintenance allowance
- −£70
- Safety certificates
- −£20
- Deep cleans
- −£30
three a year
3.0×
the rent of a standard tenancy
2.7×
after costs
3-bed house
A three-bedroom house let to contractor teams, relocating families and longer corporate stays.
As a standard tenancy
£1,589 a month rent
- Management fee (15%)
- −£238
- Landlord insurance
- −£22
- Maintenance allowance
- −£110
- Safety certificates
- −£20
As serviced accommodation
£6,367 a month, after platform commission
£262 a night × 24.3 nights (80% occupancy)
- RGS management (25%)
- −£1,592
- Linen & consumables
- −£40
- Utilities & broadband
- −£150
- Insurance uplift
- −£10
- Maintenance allowance
- −£110
- Safety certificates
- −£25
- Deep cleans
- −£40
three a year
4.0×
the rent of a standard tenancy
3.7×
after costs
The upside
Where serviced accommodation really pays
The examples above use typical market occupancy. The economics change sharply above roughly 65% occupancy, or where nightly rates beat the local average: city centres, near hospitals and business parks, and anywhere with steady contractor and relocation demand. That is exactly what professional management is for: better listings, dynamic pricing and corporate bookings lift occupancy and nightly rate together. Below that level, a standard tenancy can be the better answer, and we will tell you so.
How we get there
What drives that income
- 01
Professional listing and photography
Every property is listed with professional photography and pricing set up for you, so it competes from the day it goes live on the booking platforms.
- 02
Dynamic nightly pricing
Pricing is reviewed regularly against local demand, season and events, rather than fixed for a year at a time as with a standard tenancy.
- 03
Corporate and contractor demand, not just tourism
Well-located flats and houses attract contractor teams, relocating families and business travellers alongside holidaymakers, which helps fill quieter periods.
- 04
Guest vetting and hotel-standard cleaning
Guests are ID-checked before every booking, and the property is cleaned and checked after each stay. what keeps reviews, and repeat demand, high.
The fine print
The assumptions behind these numbers
- Revenue is shown after booking platform commission, so it is the amount that actually reaches the property before running costs.
- Cleaning is charged to the guest per stay, as is standard on booking platforms, so it is not an owner cost here.
- Nightly rates and occupancy reflect what RGS achieves on well-located, professionally managed properties.
- Figures are before mortgage interest, income tax and any furnishing or set-up cost.
Please note
These are illustrations, not a forecast or a guarantee. They use published UK averages for professionally managed properties in strong locations, reviewed on 22 September 2026. What your property earns depends on its location, size, condition, season and occupancy. Some properties earn less as a short let than as a standard tenancy. We will give you a specific estimate for your property before you commit to anything.
The landlord difference
Standard tenancy vs. RGS-managed serviced accommodation
Beyond the income, this is what changes day to day when we manage your property as serviced accommodation instead of a standard tenancy.
| Issue | Standard tenancy | RGS-managed serviced accommodation |
|---|---|---|
| Getting the property back | Section 21 ended on 1 May 2026. Possession now needs a section 8 ground, four months' notice to sell or move in, and a court hearing typically 12 to 16 weeks after issue. | Guests book for nights or weeks and leave on the agreed date. No possession proceedings. |
| Rent arrears | Ground 8 now needs three months' arrears, and you carry the loss while the case runs. Arrears can build for months. | Guests pay before they arrive, through the booking platform. No chasing. |
| Rent increases | Once a year only, by section 13 notice with two months' notice, and the tenant can challenge it at tribunal. | Pricing is adjusted continuously by season, local events and demand. |
| Condition of the property | You see it at inspections, typically twice a year. Damage often surfaces at check-out, against a five-week deposit. | Cleaned and checked after every single stay, so problems are found in days, not years. |
| Void periods | A void between tenancies means no rent at all, plus council tax and bills falling back on you. | Quiet nights reduce income rather than stopping it, and the calendar keeps selling. |
| Using the property yourself | Not possible during a tenancy. | Block out dates for your own use or for family whenever you want. |
| Compliance paperwork | Gas, electrical, EPC, deposit protection, Right to Rent, the new written statement of terms, and registration on the PRS Database when your region opens. | Gas safety and a recorded fire risk assessment, which has been required for every short let since 1 October 2023. We keep both current. |
| Who the occupier is | One household for years, with statutory security of tenure. | Vetted, short-stay guests, with ID checks and house rules on every booking. |
Getting the property back
Standard tenancy
Section 21 ended on 1 May 2026. Possession now needs a section 8 ground, four months' notice to sell or move in, and a court hearing typically 12 to 16 weeks after issue.
RGS-managed serviced accommodation
Rent arrears
Standard tenancy
Ground 8 now needs three months' arrears, and you carry the loss while the case runs. Arrears can build for months.
RGS-managed serviced accommodation
Rent increases
Standard tenancy
Once a year only, by section 13 notice with two months' notice, and the tenant can challenge it at tribunal.
RGS-managed serviced accommodation
Condition of the property
Standard tenancy
You see it at inspections, typically twice a year. Damage often surfaces at check-out, against a five-week deposit.
RGS-managed serviced accommodation
Void periods
Standard tenancy
A void between tenancies means no rent at all, plus council tax and bills falling back on you.
RGS-managed serviced accommodation
Using the property yourself
Standard tenancy
Not possible during a tenancy.
RGS-managed serviced accommodation
Compliance paperwork
Standard tenancy
Gas, electrical, EPC, deposit protection, Right to Rent, the new written statement of terms, and registration on the PRS Database when your region opens.
RGS-managed serviced accommodation
Who the occupier is
Standard tenancy
One household for years, with statutory security of tenure.
RGS-managed serviced accommodation
What's included
Everything our serviced accommodation management covers
- Listing, photography and pricing set up for you
- Guest vetting, check-in and 24/7 guest support
- Hotel-standard cleaning and linen after every stay
- Corporate, contractor and relocation bookings
- Monthly statement of bookings and income
- Pricing reviewed regularly against local demand
- A direct guest support line, day and night
- Guest identity checks and a damage deposit on bookings
- Furnishing and setup guidance before your first booking
Is it right for your property?
Well-located flats and houses near transport, business or hospital hubs.
Good fit if…
- Your property is well-located near transport, business or hospital hubs
- You want higher earning potential and can accept some seasonal variation in bookings
- You're comfortable with RGS managing guests, cleaning and turnover on your behalf
Probably not, if…
- Your mortgage, freeholder or lease won't permit short-let use
- You want a fully fixed, unchanging monthly income with no booking variation
Before you start
What to check first
- In Greater London, a whole home can be let for short stays for up to 90 nights a year without planning permission.
- Consent from your mortgage lender, freeholder or lease, and your insurer is usually required before offering short lets. We'll advise on what applies to your property.
- Fire safety and furnishing standards apply to any property used for short stays.
- A national short-let registration scheme for England has been announced by government. We'll keep your property compliant as the detail is confirmed.
This is general information, not legal or financial advice. We'll advise on what applies to your specific property before anything is signed.
Landlord stories
In their own words
Adam
Serviced accommodation client, Bristol
Dan
Serviced accommodation landlord, London
RGS landlord
Serviced accommodation management client
Questions
Frequently asked questions
How much could my property earn as serviced accommodation?
It depends on your property's location, size, condition and the season. The two worked examples above compare a two-bed flat and a three-bed house as a standard tenancy against serviced accommodation, based on what RGS achieves on well-located, professionally managed properties, reviewed 22 September 2026. They're illustrations, not a guarantee. We'll give you a specific estimate for your property before you commit to anything.
Who pays for cleaning?
Cleaning is charged to the guest per stay, as is standard on booking platforms, so it isn't a cost you carry as the landlord.
What about the 90-night rule in London?
In Greater London, a whole home can be let short-term for up to 90 nights a year without planning permission. We'll advise on the right model for your property and borough before anything is signed.
Do I need my mortgage lender's permission?
Usually, yes. Consent from your mortgage lender, freeholder or lease, and your insurer, is usually required before offering short lets. We'll tell you exactly what to check for your property.
Can I block dates for my own use?
Yes. Unlike a standard tenancy, you can block out dates in the calendar for your own use or for family whenever you want.
How do I get paid?
Guests pay before they arrive, through the booking platform, so there's no rent to chase. You receive a monthly statement of bookings and income.
Find out what your property could earn
Tell us about the property and we'll come back with a written estimate for serviced accommodation management.