Real questions. Honest answers.

Because Evolve's 10% is the headline fee, not the effective cost. Evolve doesn't coordinate cleaning, doesn't coordinate maintenance, marks up bookings 10% on Evolve.com (which it routes ~30% of bookings to), charges $250 onboarding, and forces you to source and install your own smart lock + noise monitor. Honestly counted, Evolve effective is ~32% on a $50K revenue property. Berylus 14% includes everything. Run the math at /calculator.

Cleaning is at-cost. We charge your guest exactly what the cleaner charges us. Receipt + photos in your dashboard the day of every turn. We make zero margin on cleaning. Same for maintenance.

Yes — for niche services only: linen rental, hot-tub coordination, landscaping, in-person check-in, mid-stay restock, welcome basket, permit application, interior design consult. All are published on the /pricing page with prices, all are opt-in, and none are bundled into the 14% pitch.

$0. Always. (Evolve charges $250, Air Concierge charges $300.)

$0. Always. Cancel from your dashboard with 30 days notice. (Air Concierge charges up to $7,500.)

A one-page agreement, plain English. Month-to-month. No multi-year clause. No "minimum revenue" requirement. We earn our keep monthly or you leave.

We use your last 12 months of net rental revenue as the baseline (you provide the 1099 or owner statements). Each month, if our delivered net is below 90% of your trailing-12-month monthly average, your management fee for the next month is waived.

After 6 months of service with Berylus, so we have a fair operating window. The clock starts on day 1 of management.

Documented force-majeure events only: natural disaster (FEMA-declared), city ordinance bans (e.g., overnight STR ban in your jurisdiction), and owner-initiated calendar blocks. Not "the market." Not "summer was slow."

Maximum one per quarter. We don't want a structural underperformance situation that goes unaddressed; if it happens, we sit down with you and either fix it or release you with no offboarding fee.

Every January, Berylus emails you a clean Excel/CSV that reconciles your Airbnb (and other platform) 1099-Ks against our owner statements line by line. Each row tags Schedule E categories: gross booking → platform fee → cleaning → mgmt fee → owner net. Your CPA can drop it straight into your return.

No. We're a property manager, not a tax preparer. We make sure your data is so clean your CPA charges you for less time.

We calculate and remit TOT to your city/county on your behalf if your jurisdiction requires it. Receipt published in your dashboard.

Berylus monitors your city, county, and HOA for STR ordinance changes. The day a rule changes — permit cap, occupancy limit, noise rule, registration requirement — you get a push notification on the Berylus app and an email, with a plain-English summary and a "what this means for your property" section.

Renewals are included free (we file). Initial new applications are an add-on at $199 because the work varies wildly by city.

You get a 60-day heads-up the moment the ordinance is introduced (we monitor council agendas). We help you transition to mid-term (28+ night) rentals if your city allows that. Long-term rental conversion is a service we partner on, not run.

Every guest at your property connects to your WiFi through a branded splash page that captures their email and stay dates — like StayFi but built in for free. After their stay, you (or we, if you opt in) email past guests with a repeat-stay discount. Guests booking direct skip Airbnb's service fee, which often translates to a higher net for both you and the guest.

Yes. Each property gets a Berylus-built direct-booking site with a clean booking flow and Stripe payments. You can use a Berylus subdomain free, or bring your own custom domain — we'll set it up at no cost. You keep the domain forever.

No. It supplements. Most of your bookings will still come through OTAs (Airbnb, Vrbo, Booking) — the direct site captures repeat guests and referrals at zero platform fee.

A single named human (your POC), listed in your dashboard with photo + cell + email. Same person from onboarding through year ten. We don't change your POC without your written consent.

24/7. Phone hotline + AI first-touch in 90+ languages within 60 seconds. Real human escalation for anything urgent.

Anything under $100 we just handle and publish the at-cost receipt. Anything over $100 hits your dashboard as a ticket; you get a push notification; one click to approve or decline.

SLAs published per category in your dashboard: urgent (no-heat, no-water, lockout) under 4 hours; normal (appliance, plumbing) under 48 hours; cosmetic (paint, scuff) under 7 days.

Of course. Owner stays are a 1-click block in the dashboard. Cleaning coordination for owner-stay turnovers is included.

Yes, free. We have an offboarding playbook for every major competitor (Vacasa, Evolve, Awning, Houst, AvantStay, Casago, iTrip, Air Concierge). We'll handle the data migration: bookings transfer, calendar sync, smart-lock code transition, guest message history.

Show us the contract. We've seen most of them. We'll tell you honestly whether it's worth waiting it out (some are; the ETF math sometimes doesn't favor switching) or eating the ETF to switch now.

Typically 14-21 days. Most of that is the prior cohost's notice period; Berylus side is 7 days max.

Everything. Your guest list (CSV export). Your direct-booking domain. Your photography. Your past-stay reviews (where transferable). Your calendar. Your smart-lock codes. One-click export from the dashboard, no offboarding fee.

No. We do not resell, syndicate, or share owner or guest data with any third party. Privacy policy on /legal/privacy.

Within 30 days of the final guest checkout, by direct deposit, in the same account where regular payouts arrive.