FAQs
What owners ask before handing over
What owners in Dubai ask, with the answers: including the Holiday Home licence, the tourist tax and utilities. Search for yours, or start with these five.
To start with
How does your commission work?
We work with Flex Renting and charge 22% + VAT on what your property earns. There's no fixed fee and no lock-in: if your property earns nothing, we charge nothing.
How long does onboarding take?
It depends on the condition of the property and whether it's already ready to be listed. If everything is in place, it can move quickly. If adjustments are needed, it will take longer.
Can I use my property whenever I want?
Of course. The property is still yours: just tell us the dates you want to use it and we'll block the calendar on every platform so it's reserved for you alone.
Do you guarantee a specific return?
No. No one serious should guarantee a fixed figure out of context. What we can do is work with strategy, data and execution to make the most of the property's real potential.
What if something breaks during a stay?
We take care of it. Our maintenance team fixes minor issues straight away, so the guest experience isn't affected and your property keeps its value in the long run. We also handle compensation claims through the booking platforms.
Not there? Write to us
Index
Every question, by topic
Five sections that follow the owner's journey: who we are, how it starts, what it costs, the day-to-day and the property.
What we do, where we work and with which properties.
What is beBalmy?
beBalmy is a full-service management company for holiday and mid-term rentals, for owners who want to hand over the day-to-day, improve returns and give guests a better experience.
What kind of properties do you manage?
We manage holiday and mid-term rentals, as long as they meet —or can be adapted to meet— the operational, legal and commercial requirements of the city and the type of rental.
Where do you operate?
We work in several cities across Spain and also in Dubai, with an approach adapted to each market and to the real earning potential of each property.
Do you only do holiday rentals?
No. Depending on regulations, location and the property's potential, we also do mid-term rentals when that is the most viable or profitable option.
Why hand over management to beBalmy?
Because managing a property well takes time, fast responses, a pricing strategy, operational control and market knowledge. Handing it over takes the workload off you and improves execution.
How do you know if my property has potential?
We look at location, property type, condition, regulations, competition, seasonality and income potential before defining a strategy.
Do you work with private owners and investors?
Yes. We work with individual owners as well as investors looking for professional management focused on returns and control.
Is the management fully hands-off?
Yes. The aim is that the owner doesn't have to deal with the day-to-day, except for specific decisions that need their sign-off.
Do you also work with owners based abroad?
Yes. In fact, hands-off management makes a lot of sense for owners who don't live in the same city or country as their property.
From first contact to first booking: what we need, how long it takes and what you sign.
Can I hire you if my property isn't ready to rent yet?
Yes, as long as the property has potential. We can guide its preparation so it goes to market in better shape.
How do I start working with beBalmy?
The first step is for us to analyse your property. From there we assess viability, market fit and the best way to run it.
What do you need to assess my property?
We need basic information about the property: location, features, current condition, availability and, where relevant, its legal status or licence.
Do you need to visit the property?
In many cases, yes, because it helps us check its condition, commercial potential, what needs improving and how ready it is to operate.
How long does onboarding take?
It depends on the condition of the property and whether it's already ready to be listed. If everything is in place, it can move quickly. If adjustments are needed, it will take longer.
Can I start before I have the Holiday Home licence?
Yes: we apply for it for you. In Dubai it's mandatory for short-term rentals and is issued by the DET; with the right documents it usually takes 48 to 72 working hours.
Can you help me get the property ready?
Yes. We can point out the key improvements that make the property more competitive, more profitable and more appealing to guests.
Do I have to sign a contract?
Yes. Management starts with a written agreement setting out the services, terms, responsibilities and scope.
What if my property is already listed on platforms?
We review the current set-up, performance, reviews and operations to decide whether to optimise what's there or rebuild the strategy.
Do you also help with the launch price?
Yes. The initial price is critical. It's not about guessing, but about launching with a competitive, sustainable strategy.
How do I get in touch to have my property assessed?
Through the contact form or the property valuation form, so the team can review your case.
Do I need a licence to rent out my property short-term in Dubai?
Yes, it's mandatory. Any property marketed as a holiday or short-term rental must be registered and approved by the DET, the Department of Economy and Tourism. Operating without this licence means very heavy fines and the property being blocked immediately on platforms such as Airbnb or Booking.
What legal requirements does my apartment need to meet to be rented out?
To list your property on Dubai's holiday rental market you need three things: to be a legal resident of the Emirates, to hold a valid Emirates ID (EID) and to have the property's Title Deed.
What documents do I need to provide for you to apply for my licence in Dubai?
To start the application with the DET we mainly need:
- A copy of the Title Deed, or the Oqood document if the property is in its final stage.
- A copy of the owner's passport (and Emirates ID if they live in the UAE).
- A recent DEWA bill (electricity and water) in the owner's name.
- The signed management contract with beBalmy, which authorises us to make the application.
How long does it take to activate the licence and start renting?
With all your documents in order, the DET's digital approval and issuing of the licence usually takes 48 to 72 working hours. Your property will then be ready to welcome guests straight away.
Can I start renting with beBalmy as soon as I have the Holiday Home licence?
Absolutely. Once you have the licence —which our team can handle for you— the platforms let you publish availability straight away. We make sure your property is visible and appealing from the very first minute.
How we charge, when you get paid and what can be estimated about returns.
How does your commission work?
We work with Flex Renting and charge 22% + VAT on what your property earns. There's no fixed fee and no lock-in: if your property earns nothing, we charge nothing.
Do you charge a fixed fee or a percentage?
A percentage: 22% + VAT of what your property earns. There's no fixed fee and no monthly charge.
What does the management fee include?
It includes the commercial and operational management set out in the agreement. The exact detail is put in writing from the start.
Are there any costs on top of the commission?
There may be costs for external services, getting the property ready, cleaning, maintenance, utilities or improvements, depending on the case.
When do I get paid?
Income is paid out on the agreed schedule and according to the timing of each booking or platform.
How do I know what my property is earning?
As the owner you get visibility over performance, bookings, occupancy and income, through reports or the follow-up we agree.
What happens if there's a cancellation?
It depends on the cancellation policy on the booking, the platform and when the cancellation happens.
Can I get an estimate of returns in advance?
Yes, we can make an initial estimate. But an estimate isn't a promise. Actual returns depend on the market, regulation, seasonality, the property's condition and execution.
Do you guarantee a specific return?
No. No one serious should guarantee a fixed figure out of context. What we can do is work with strategy, data and execution to make the most of the property's real potential.
What's the difference between renting it out myself and using professional management?
It isn't just about publishing a listing. It's pricing, response time, operations, guest experience, calendar control and the ability to keep returns up over time.
How soon will I recoup my investment?
Dubai is a global hub for tourism, business and trade, which keeps demand steady. Our occupancy optimisation team works to maximise your income and make the return on your investment as fast and solid as possible.
The day-to-day: platforms, calendar, guests and issues.
Can I use my property whenever I want?
Of course. The property is still yours: just tell us the dates you want to use it and we'll block the calendar on every platform so it's reserved for you alone.
Do you handle the bookings?
Yes. We handle incoming bookings, guest communication and the operational follow-up for every stay.
Which platforms do you list on?
The property can be listed on the most relevant platforms for its target market and strategy.
Do you also handle check-in and check-out?
Yes, check-in and check-out are part of professional property management.
What if a guest has a problem?
It's handled according to its nature, urgency and our operating protocol, to protect both the guest experience and the property.
Can I block dates for personal use?
Yes, as long as it's arranged in advance and within the calendar's availability planning.
How do you avoid problematic bookings?
With filters, acceptance criteria and professional management of the calendar, the terms and the booking profile.
Do you also manage mid-term stays?
Yes, when that model is the best fit for regulations, demand or the return strategy.
Can you improve a listing that's already live?
Yes. Ranking, content, pricing, conversion and operations can all be optimised if the property has room to improve.
Who pays Dubai's tourist tax (Tourism Dirham Fee)?
The guest pays it for every night of their stay, and we take care of the rest: beBalmy collects it and files and pays it to the Department of Economy and Tourism (DET).
Furniture, cleaning, maintenance and damage.
Does my property need to be furnished?
To rent it out well, it needs to be set up for the type of rental and the target guest.
Do you also handle cleaning and maintenance?
Operations can include cleaning, maintenance and follow-up on issues, depending on the service you sign up for.
What if something breaks during a stay?
We take care of it. Our maintenance team fixes minor issues straight away, so the guest experience isn't affected and your property keeps its value in the long run. We also handle compensation claims through the booking platforms.
How are utility bills (water, electricity, internet) handled?
Usually the owner handles them. To make it easier, we can help you set the services (DEWA, Empower…) up on automatic payments, or manage them directly, so the apartment is always ready without you having to keep an eye on monthly bills.
How do you make sure the apartment is spotless for every guest?
We have a professional cleaning team working to luxury-hotel standards. After every check-out we deep-clean, disinfect and restock amenities (soap, paper…) and high-quality white bed linen.
I want beBalmy to furnish my apartment. How long does it take?
We specialise in express set-ups: design and fit-out take 4 to 6 working days. We make sure the apartment doesn't just look immaculate, but has everything a demanding guest expects.
Still can't find your question?
Write to us and we'll answer. If what you want to know is how much your property could earn, that's looked at one by one.