A short let is seven jobs a week: pricing, messages, changeovers, linen, maintenance, damage claims and the statement. What changes when you hand them over.

England has no short let register yet and no national night limit outside London. The rules sit in council tax, income tax, fire safety, your mortgage and your lease.

Wales rates a self catering property for business rates only if it's available 252 nights and let 182. Miss it and council tax applies, with a premium in some councils. What the rule and the licensing scheme being introduced mean for a managed short let in Newport or Cardiff.

An R2SA operator pays you one fixed rent and keeps what the property really earns, while the mortgage and insurance risk stays yours. What to ask, and the alternative.

Twelve questions to ask any UK Airbnb management company before you sign: co-host or manager, who holds the guest money, who owns the reviews, what happens in a bad month.

Four Bristol properties we manage and what each took in bookings over twelve months, from a one bed in Bedminster to a three bed in Hotwells. What drives the gap.

No Article 4 direction, no 90 night limit, but a lease, a lender and an insurer that all have a say. The rules for short letting in Bristol in plain words, and what to check before you list.

A Bristol tenancy pays twelve rents minus a void. A short let pays night by night minus its own costs. The comparison on a real Hotwells three-bed, line by line, down to what's paid out.

Landlords compare Airbnb management companies on the fee. The fee is the wrong number. Here's the one that matters, how to get it from any company, and why a higher fee can leave you with more.

A void period isn't one lost rent. It's the rent, the council tax, the utilities, the re-let fee and the check-out clean. Here's how to work out what yours cost last year.