How Artulius brought its property management in-house and took back control of its rentals
20% commission removed from every booking
Artulius (Beautiful Home) · Property management / short-term rentals · Micro-business, run by Amélie · Alsace, France
Figures measured with the client.
The problem
Artulius, trading as Beautiful Home, operates several short-term rental properties on Airbnb and Booking.com. At the outset, day-to-day management was handed to an external agency. The numbers did not add up:
- 20% commission taken on every single booking.
- Poor occupancy: the properties were rented rarely, and on that already thin revenue the agency still took its cut.
- The accountant’s verdict, delivered without softening: without clawing back that 20%, repaying the loan on the rental investment would not be sustainable.
That meeting with the accountant was the trigger. The agency had to go.
What it was costing
What the agency really cost was peace of mind:
- The profitability of the investment was at stake. Between low occupancy and commission, the equation no longer allowed the project to be financed calmly.
- No visibility on how anything ran: not on the bookings, and not on what was actually being done to rent the properties better.
- No simple alternative. Taking management back in-house, yes, but not at the price of a second job. The whole brief fitted in one sentence: spend as little time on it as possible, for maximised returns.
What we built
A rental management system of their own, designed so that Beautiful Home could run it alone:
- A brand website presenting the properties and the business (online booking will follow in a second phase).
- A channel manager (Lodgify), with full integration and configuration of Booking.com and Airbnb: reservations, guest conversations, listings and automated arrival messages, all centralised in one place.
- Dynamic pricing (PriceLabs): rates adjust to the competition, the season and even the weather, to maximise both occupancy and the return on each property.
- An AI agent that answers guests automatically (practical information, access codes, recurring questions) and escalates to the owners any question it cannot answer.
- Monthly maintenance that keeps the whole system alive and absorbs changes as they come.
Under the hood: Lodgify, PriceLabs, Booking.com, Airbnb, AI agent
The results
The original goal, leaving the agency without losing your time to it, has been exceeded:
- More than €7,000 in revenue generated in one month with three properties, where the agency had generated barely more than €2,000 with four, before taking its 20%.
- Zero commission on bookings: the only remaining cost is the fixed maintenance fee.
- Three holiday lets run independently, with bookings and conversations brought together in a single tool.
- Growth already planned for: 4 new properties are scheduled to enter the system in September 2026.
“Mission accomplished: the responsiveness is there, there is nothing to fault, it simply works.”
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