Owner guides
Letting your holiday apartment: four models compared
Owners in the Bernese Oberland have four ways to let a holiday apartment. Income is only part of the decision: consider risk and workload, control and personal use, cleaning and laundry quality, transparent accounts and the Swiss Second Homes Act. The right model must fit both the property and your everyday life.
Request a quoteSelf-letting with a cleaning service
How it works
You create listings, set prices and availability, answer guest enquiries and prepare the accounts. You purchase cleaning and laundry separately and coordinate changeovers and handovers.
Strengths
You retain full control over marketing, bookings and personal use. Rental revenue stays with you; purchased services are paid separately. You can maintain direct relationships with guests.
Weaknesses
Bookings, questions and changes require ongoing work. You need to be available to guests seven days a week and coordinate cleaning and laundry reliably. For properties subject to the Second Homes Act in developments, this model is generally not permitted; the permit and specific operating conditions determine what is allowed.
Suitable for
Owners with time to manage rentals, who want to make their own decisions and whose property has no conflicting operating conditions.
Letting agency
How it works
An agency markets the apartment and looks after guests in exchange for commission on revenue. Cleaning and laundry are often provided by third parties. Contracts define how responsibilities are divided.
Strengths
You delegate marketing and guest communication. An agency can bring listings and booking enquiries together while you continue choosing individual service providers.
Weaknesses
Cleaning quality also depends on coordination: who communicates a changed arrival, checks the apartment or arranges cover? You remain party to contracts with several providers and must clarify responsibilities.
Suitable for
Owners who want to delegate marketing and guest care but retain their own cleaning partners or other service providers.
Fixed rent or master lease
How it works
An operator rents your apartment for an agreed fixed amount and sublets it to guests. The operator manages the rental business; use, maintenance and return conditions are defined in the lease.
Strengths
Contractual rent is predictable. You do not need to follow individual bookings and delegate day-to-day rental work to the operator.
Weaknesses
You do not share in strong seasons. Your influence over use and personal stays is limited by the contract. Property condition depends on the operator and agreed checks; contractual performance remains a risk.
Suitable for
Owners who value predictable rent over participation in actual rental performance and can accept limited personal use.
Integrated management – the Picobello model
How it works
One provider handles marketing, guest care, check-in and check-out, cleaning, laundry from our own laundry facility, inspections, visitor tax and guest registration, and accounting. Picobello charges 19 % of net rental revenue. Cleaning and laundry are billed separately according to the price list.
Strengths
One team is responsible for changeovers and quality. You set blocked dates for personal use, with no commission on those stays. You receive half-yearly accounts with supporting documents. For properties subject to the Second Homes Act, operation follows property-specific requirements with occupancy records for compliant operation.
Weaknesses
You delegate pricing and listing decisions. Success depends on one partner. Clear responsibilities, access to accounts and a joint review of operating conditions are therefore important.
Suitable for
Owners who want to delegate daily operations, continue using their apartment and bring marketing and on-site services together with one contact.
Comparing the models
| Criterion | Self-letting with a cleaning service | Letting agency | Fixed rent or master lease | Integrated management – the Picobello model |
|---|---|---|---|---|
| Income and risk | Rental revenue stays with you; booking risk is yours | Revenue less commission and services; booking risk is yours | Fixed contractual rent; no share in strong seasons | Net rental revenue less commission and services; demand-dependent |
| Workload | Manage listings, communication and coordination | Less guest contact; coordinate several providers | Delegate ongoing operations | Delegate operations and changeovers |
| Control and personal use | You decide within permit conditions | Agree availability and responsibilities | Limited by the lease | Blocked dates for personal use; operations delegated to Picobello |
| Cleaning and laundry | Providers selected by you | Quality depends on coordination | Organised by the operator | Own team, own laundry facility and photo checks |
| Accounting | You prepare the accounts | Several providers may issue statements | Agreed rent under the contract | Half-yearly accounts with documents and owner app |
| Second Homes Act | Generally not permitted for regulated properties in developments | Check operating conditions and roles | Check operator lease and operating conditions | Property-specific compliant operation with occupancy records |
Which model suits whom?
Second-home owners who use their property
Start with the dates you want to reserve for yourself. Self-letting offers control; management reduces daily work. First check what personal use the permit allows.
Heirs
Agree who makes decisions and who uses the apartment. Management can consolidate responsibilities; fixed rent can offer predictable income. Agreement on use, condition and accounts is essential.
Investors
Compare operating and partner risks as well as expected income. Fixed rent and revenue-based management distribute opportunities differently. Review operating conditions, inspections and clear accounts.
Frequently asked questions
What does net rental revenue mean?
Net rental revenue is the agreed net rental basis for commission, not the entire amount paid by guests. Cleaning, laundry and visitor tax do not form the basis of the 19 % management commission. The quote and accounts clearly set out how individual items are treated.
Can I change models?
In principle, yes. Existing contracts, termination conditions, confirmed bookings and operating restrictions must first be reviewed. Listings, access, laundry and responsibility for changeovers need an orderly handover.
What applies to properties under the Second Homes Act?
The permit and specific property requirements are decisive. For touristically managed apartments in developments, self-letting with only a cleaning service is generally not allowed. Operations and occupancy records must meet the conditions; we review this for each property.
Who pays for damage?
This depends on the cause, contract and insurance. Guest damage must be distinguished from ordinary wear and documented. No model automatically removes all owner risks; reporting and claims responsibilities belong in the contract.
How transparent are the accounts?
With self-letting, you prepare them yourself. Agencies and fixed-rent operators provide access and statements as agreed in the contract. Picobello prepares half-yearly accounts with supporting documents, complemented by the owner app.
Must I give up personal use?
Not necessarily. With Picobello, you set blocked dates without commission on personal use. Fixed-rent arrangements often limit it. Permit conditions and confirmed bookings apply in every model.
Who sets prices?
You decide when self-letting. An agency or operator contract defines responsibility. With Picobello, operational pricing and listing decisions are delegated; prices reflect season and demand.
How long does the changeover take?
It depends on existing contracts, bookings, access and property preparation. After the initial discussion, we agree a property-specific handover. A fixed timeframe would not be reliable without that review.
Management in your region
Further reading
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