It depends on the property (size, number of bedrooms, equipment, location) and on your goal (pure short stays, mix of short / medium, mostly long stays). Our actual 2025 figures across the existing portfolio: from €12,000 net annual income for a studio to more than €35,000 net annual income for a 3-bedroom house, after commission, cleaning, linen, tourist tax and routine running costs.

For an accurate figure on your property, we offer a free, confidential study: we analyse your property, the local market and comparable performance, and present a sourced net annual income range. Request a study.

We work with two distinct models, and we only direct you to one or the other after understanding your goals and your situation.

Pure concierge service: you remain the lessor, you receive the income in your name, you declare the rental income. We handle operations — listings, bookings, guest welcome, cleaning, linen, routine maintenance. Our compensation is a commission on rental income (20% portals / 25% direct). It’s the most flexible model: you can take your property back whenever you want with a short notice period.

Commercial sub-letting: you rent the furnished property to us via a standard commercial lease. We pay you a guaranteed fixed monthly rent (regardless of occupancy rate), and we manage everything in our name — we are the official lessor, we collect and remit the tourist tax, we handle the tax treatment of the revenue generated. The simplest model for you, the most committing for us.

The right choice depends on your tax profile, your availability constraints, and the amount we can guarantee on your property.

In both models, these fees are passed on to the guest — not to you.

• Cleaning: flat fee charged to the guest at the start of the stay (€30 to €100 depending on size). Our team is sized to absorb peaks in turnover.
• Linen: all linen is supplied for a flat fee of €15 per sleeping space per month. Example for a 2-person studio: €30 per month.
• Tourist tax: collected by the platforms (Airbnb / Booking) or by us directly, then paid to the Pays de Gex inter-municipal authority.

For routine maintenance (light bulb changes, replacing small appliances, minor locksmith work), we handle it up to a threshold defined in the contract; beyond that, we ask for your approval.

It depends on the model.

Under concierge service, you block out the dates you want to use the property personally (yourself, family, friends) directly in the shared calendar — no fees, no specific notice beyond honouring already-confirmed bookings (which obviously can’t be cancelled unilaterally). The property stays at your disposal.

Under commercial sub-letting, the property is leased for the duration of the lease (typically 9 years with a triennial exit option). You recover the property at the end of the term or upon termination in accordance with the lease’s clauses. During the lease, the property is fully managed by us — that’s the natural counterpart to the guaranteed fixed rent.

We operate a three-tier protection chain for your property:

1. Card pre-authorisation systematically for any direct booking (€300 to €800 depending on the property) via Swikly. For Airbnb bookings: AirCover. For Booking: Booking Host Protection.
2. Our short-term hosting professional liability insurance taken out with MAAF (Tassin-la-Demi-Lune branch) covers our liability as an operator in case of management failure.
3. Your own Non-Occupant Owner (PNO) insurance remains the first line for claims affecting the structure of the property (water damage, fire, etc.). Under concierge service, it stays in your name. Under commercial sub-letting, you keep it and we add our operating liability cover.

Every incident is documented (photos, quotes, exchanges) and a photographic check-in / check-out inventory is systematic.

No. Law no. 70-9 of 2 January 1970 (known as the “Hoguet law”) governs long-term property transactions and rental management (unfurnished or furnished rental as a primary residence). Our activity — short-term furnished tourist rental — falls under a different framework, that of the provision of accommodation services (article L.211-1 of the French Tourism Code), recently strengthened by law no. 2024-1039 of 19 November 2024 known as the “Le Meur” law.

We are therefore not subject to the Hoguet professional card requirement. We are however subject to tourism-specific obligations: registration of each furnished property at the town hall (then via the national online service from 20 May 2026), display of the registration number on listings, collection of tourist tax, police forms for foreign guests, etc.

Details are provided in our legal notice §4 and §5.

Law no. 2024-1039 of 19 November 2024 generalises the obligation to declare to the town hall any furnished tourist accommodation (primary or secondary residence), everywhere in France, from 20 May 2026. A national online service is being set up to simplify the process.

If we manage your property under concierge service: you remain the official declarant with the town hall. We support you through the procedure (gathering documents, online filing, tracking the number), but the registration number is attached to you — consistent with your status as the lessor.

If we manage your property under commercial sub-letting: HEBERGENEVE files and publishes the registration number, in our capacity as the official lessor.

In both cases, we have prepared a detailed operational protocol (steering dashboard, T-25 calendar, email template, document checklist) — feel free to ask for it.

The 90-night-per-year cap (reduced from 120 to 90 by the Le Meur law) only applies to primary residences rented out as furnished tourist accommodation. It’s a safeguard against turning long-term housing into permanent tourist accommodation in tight housing markets.

In practice, this cap doesn’t concern the vast majority of our partner owners, who entrust us with properties dedicated to short-term rental (secondary residences, investment properties, properties awaiting sale, inherited properties).

If you entrust us with your primary residence to rent during your absences, we’ll support you in respecting this cap, and the town hall may, in tight zones, require a formal declaration. This is typically the case for properties in central Geneva (cantonal declaration) or in highly sought-after areas of the Pays de Gex.

Yes — on request, after a first meeting, we put you in touch with one or two owners from our portfolio who agree to talk with you. We don’t publish a public list out of respect for our partners’ confidentiality (the management strategy of a rental property is, rightly, considered private information).

During the initial study, we also share with you the actual figures of a property comparable to yours from our portfolio — anonymised, but representative (gross income, occupancy rate, operating cost, net income).

Allow 3 to 5 weeks between contract signing and the first booking, depending on your property’s availability and the condition in which you hand it to us:

• Week 1-2: full audit, recommendations on furnishing / equipment / minor works if needed, preparation of the Le Meur registration file, opening of Stripe and platform accounts
• Week 2-3: photo shoot, drafting of FR + EN listings, calendar setup and dynamic pricing grid
• Week 3-4: publication on Airbnb, Booking and our site, SEO optimisation of the listing, first bookings

If your property is already perfectly equipped and photographed, we can move faster. If works are needed, the timeline lengthens accordingly — we set out a realistic schedule from the first meeting.

Of course. At the second meeting (after the initial study and before any signature), we hand you:

• The concierge contract (or the draft commercial lease, depending on the chosen model)
• Our GDPR Annex 2 (processing register and joint-controllership art. 26)
• Our detailed pricing and the breakdown grid of fees
• The operational go-live schedule

You take the time you need to review, have your advisor review where applicable, and come back to us with your questions. No pressure to sign: our most solid contracts are those that have been read carefully.