Property Management & Holiday Rental Management in Moraira

Unfortunately no, we work on a strict exclusive, non-compete contract. Of course, you are free to host friends and family but you won’t be able to advertise your house yourself on rental platforms. This avoids confusion for potential bookers, double bookings etc.

If we do our job well, you won’t need it 😉

Owners with existing property Instagram pages are welcome to keep them active, we just ask them to add a link to our booking portal. 

This will depend on several factors, such as the size, location and overall quality of the villa, as well as the number of weeks you are willing to rent it and the time you would like to keep it for your own use.

However, to give you a rough idea based on the performance of our current properties, and for owners who both rent out their villa and use it themselves, the average annual returns are approximately:

• 3-bedroom villa: around €22,000 / year

• 4-bedroom villa: around €28,000 / year

• 5-bedroom villa: around €33,000 / year

Our cancellation policy is straightforward : a 30% deposit is required at booking, which is fully refundable if the cancellation occurs at least 30 days prior to the arrival date. After this point, the booking becomes non-refundable. Therefore, if a client cancels within 30 days of their arrival, you will still receive the full rental payment.

We also offer the option of renting your property during the low season on a monthly basis, providing an opportunity to generate additional income during the quieter winter months.

• Winter lets typically run from November through to the end of April.
• The minimum stay is 2 months, with rental rates calculated on a monthly basis.
• Tenants are responsible for utilities, including electricity, water and gas.
• Garden and pool maintenance remain the owner’s responsibility and are not charged to the tenant during the winter let.

Winter rental rates reflect the lower demand during the off-season. As a general guide, monthly returns for owners range from approximately €1,000 for apartments to €2,200 for higher-end properties, with most villas averaging around €1,800 per month.

Please note that winter lets are only suitable for properties with a proper heating system. We are unable to offer properties that rely solely on air-conditioning units for heating

No, our commission is not negotiable. We believe our fee reflects the value we provide. With over 20 years of local experience, a hands-on and highly personalised approach, and a focus on quality rather than volume, we dedicate the time and attention each property deserves. Rather than offering the lowest commission, we aim to deliver the best service and maximise the long-term performance of your property.

For most bookings, you will receive your rental income 4 weeks before the guest’s arrival. For bookings received via Airbnb and Tripadvisor and in some cases Booking.com, where the rental portal holds the money until the guest’s arrival, you will be paid 3 days after the client’s check-in.

Yes, any rental income earned from your property in Spain is subject to taxation and must be declared. The percentage of taxation will depend on if your fiscal residence is within the EU or not. Owners are responsible for their tax declarations.

Please get in touch with us for personalized advice on renting your property. However, here are some basic requirements to get started:

Cedula de Habitabilidad
Your property must have a Cedula de Habitabilidad, a document proving that the house meets all legal requirements for habitation. This should have been provided by the previous owners and is essential for applying for a tourist license.

Informe de Compatibilidad Urbanística
The next step is to request the Informe de Compatibilidad Urbanística from your local town hall. This document confirms that rentals are permitted in your property’s area. Note that it does not automatically grant a tourist license. The fee for this stamp is €50.

The Tourism Licence

Finally, we will need to request the tourism license. This process typically takes between 1 to 4 months, depending on the volume of applications. Please note that all licenses will need to be renewed in 2029 due to new legislation.

At HMR Holidays, we will act as the license holder, as we require regular access to your online information to manage compliance efficiently. If you decide to switch agents in the future, a change of license holder will need to be requested.

National Tourist Registration Platform (Hospedajes)

Your property will also be added to the National Tourist Registration Platform called Hospedaje. This ensures that every tenant staying at your property is properly registered with the local authorities, as required by law. HMR Holidays takes care of the entire process for you.

We work with Avantio, the leading rental software on the market which enables us to have high quality connections to all major rental platforms. This is a very powerful tool but it does come at a higher cost than most softwares on the market.

What does this mean ? We enjoy better ranking on online rental platforms and reach more potential clients. This translates into higher occupancy for your property. We also work with niche websites in France and Northern Europe to attract more customers. Our website generates more than 70% of our bookings directly, reducing our reliance on large booking platforms and giving us a strong source of direct enquiries.

• We are very active on Facebook and Instagram
• We are constantly working on improving our Ranking on Google and Google Maps
• Collaboration with other rental agents in Moraira

We do not allow groups of people under 25 and large celebrations. We also refuse to provide extra beds in our properties to make sure the villas are not hosting more guests than they can.

We are in contact with the guests before they arrive and will cancel the booking if we don’t feel comfortable about renting them your property. All guests are now required by law to provide their passport information, which will be communicated to the local Guardia Civil. We meet them directly at the house and will require all passports. This helps control who is renting the property and informing guests on how to use the house.

We are lucky to work with a high percentage of returning clients, booking with HMR year after year. This means building relationships with respectful clients who look after your property.

We decided to close our offices because the vast majority of our clients was finding us online rather than through our offices.

We are now investing the resources we used to spend on our office, on improving our website, social media strategies, and SEO ranking. Not having a physical office has in no way affected negatively our bookings, quite the contrary. Regarding check-ins, most of our guests actually prefer meeting directly at the property rather than having to pick up the keys at our offices. We have an emergency number available 24/7 if they have any issues.

We do not operate with a traditional security deposit system. Here’s why :

Over the past 20 years, we have found that a traditional security deposit has very little influence on how guests treat a property. In our experience, the personal check-in and check-out process, has a far greater impact on ensuring that properties are well cared for.

Why don’t we take a traditional security deposit?

• Tax considerations : Security deposits can be very complicated to account for within the Spanish tax system. Although a genuine refundable security deposit is not intended to be rental income, we have found that they can often be incorrectly treated as income by the tax authorities.

• Guest experience: When guests are already spending a significant amount with us, we don’t believe it is appropriate to create unnecessary friction over minor issues at check-out, for example, a €30–€40 kitchen pan or a stained cushion. We don’t believe this creates a premium experience for the guest.

In our experience, the vast majority of damage that occurs in holiday rentals is small, accidental and easily resolved.

So, how do we protect the property?

Instead of a traditional deposit, we operate an in-house damage protection scheme.

Each booking includes a small additional fee, with the amount depending on the size and standard of the property. This contributes to a fund that covers accidental or intentional damage of up to €400.

Examples of what this can cover include:

• Stained cushions or sofas, deep clean of mattresses
• Broken kitchen equipment or utensils, replacement of plates/glasses et
• Replacement of parasols if they are damage due to misuse by guests
• Accidental damage to household items and other minor damage occurring during a guest’s stay

The scheme does not cover normal wear and tear or the failure of appliances or equipment due to age or mechanical issues.

What about larger damages?

As part of our check-in process, we also request a credit card from each guest. This provides additional protection in the event of significant damage that falls outside the €400 protection scheme.

However, in over 20 years of experience and with thousands of guests, we have only had to use a guest’s credit card for significant damage on one occasion.

All rental properties must have :

• Garden and Pool services ( we can recommend companies if needed)
• Cutlery and plates to cover the property’s maximum occupancy x 2 – Same goes for cups and glasses.
• Kettle and Coffee machine (preferably capsules)
• Washing Machine and Iron
• Minimum 4 sets of keys ( 2 for clients, 1 for us, 1 for cleaners)
• Duvets for all beds if you are renting from October to May (we will provide linen)
• Good quality pillows ( 1 per guest is a minimum, 2 per guest is usually appreciated)
• The house needs to be well stocked with cleaning supplies for guests. Basic cooking essentials (oil/salt etc) is also a plus.
• Mattress protectors marked with the name of the property
• Enough hangers in the wardrobes ( we recommend getting matching wooden hangers)
• UK and Spanish TV as a minimum
• Enough sunbeds or outdoor seating for all the guests
• Parasols (we don’t recommend supplying expensive parasols are they are prone to breakage)