Smoobu for property managers

If you manage several properties, a team, or more than one Smoobu account, this page is your map to the parts of Smoobu built for running at scale. Everything here is a normal Smoobu feature; this landing just gathers the ones you reach for as your operation grows. Each link goes straight to the how-to that does the job, so start with whichever fits what you're setting up right now.

Manage your properties

As your portfolio grows, keep it tidy and prevent the units from clashing with each other.

• Label, group, and reorder your properties as your portfolio grows. See organize-your-properties.
• Group a whole property with its sub-units so they can't be double-booked. See group-properties-with-sub-units.
• Remove a property from Smoobu after you sell it or stop renting it. See remove-a-property-you-sold.

Set up your team

Give cleaners, staff, partners, and owners their own logins, with exactly the access each one needs.

• Create accounts for your cleaning team, staff, partners, and owners. See create-assistant-accounts.
• Set up an account you were invited to and start using it. See set-up-invited-account.
• Choose what each team member can see and do, and which notifications they get. See permissions-and-notifications.

Work across more than one account

If you run separate Smoobu accounts, or hold listings on several channel accounts, move between them without repeated logins.

• Switch between your linked Smoobu accounts without logging out. See switch-between-smoobu-accounts.
• Connect more than one Airbnb account to your Smoobu account. See connect-more-than-one-airbnb-account.
• Take over a listing from another Smoobu account, or find out why two accounts can't be merged. See Can I merge two Smoobu accounts or take over another account's listings?.

Share access and connect your own tools

Let an owner or agency see your calendar, or wire Smoobu into software you already run.

• Give an agency or a property owner a read-only link to your availability. See Share your availability with an agency or owner.
• Use the Smoobu API and webhooks to connect your own tools and code. See use-the-smoobu-api-and-webhooks.

Handle taxes and reporting

Smoobu prepares the data your accountant works from; it does not file a tax return for you. Two things to know up front: the revenue figures in Analytics are gross booking values, not your payouts, and Smoobu does not record the commission a channel keeps, so commission figures come from the channel's own reporting.

• Put together the year-end set most accountants ask for: revenue figures, a bookings export including cancellations, and your issued invoices. See Prepare your Smoobu data for year-end and taxes.
• Understand what the revenue figures include and why they are higher than your payouts. See read-your-revenue-and-financial-reports.
• Set up your invoice details, tax, and numbering once for the whole account. See set-up-your-invoice-template.
• Create and send guest invoices, and find every invoice you have issued in one list. See create-and-send-guest-invoices.
• Add tourist tax to bookings made through your own website. For channel bookings, the channel handles tourist tax on its own side. See manage-tourist-tax.
• Collect guest registration data before arrival, and file registrations to the authorities automatically through a partner where your market requires it. See automate-guest-registration.

Know these limits and their workarounds

A few things work differently from what property managers coming from hotel software expect. Each one has a workable setup.

• Every property in Smoobu is one bookable unit, and there is no separate hotel mode. To run a guest house, hotel, or B&B, create each room as its own property and group the rooms as sub-units so they block each other. See group-properties-with-sub-units.
• Two Smoobu accounts cannot be merged, and a channel listing connects to only one Smoobu account at a time. Share access with an assistant account instead, or have the previous owner release a listing before you connect it to yours. See Can I merge two Smoobu accounts or take over another account's listings?.
• One Smoobu account connects to one payment provider, and the Booking Engine cannot show units from two accounts together. Owners who need separate invoices and payouts need separate accounts; an external booking tool linked to both by iCal can still give them one storefront. See group-properties-with-sub-units.
• Invoice settings apply to your whole account: one sender identity, tax rate, currency, and language for every invoice. For a one-off different tax rate, set it on that single invoice in the editor. See set-up-your-invoice-template.
• Read-only team accounts are free and unlimited; write access is a paid add-on per account, and Teams Pro + includes two write-access accounts on top of your own login. Keep most of the team read-only and pay only for the people who need to change things. See create-assistant-accounts.
• The native Smoobu mobile app does not offer account switching yet. On your phone, switch through the mobile web app at login.smoobu.com in your browser instead. See switch-between-smoobu-accounts.
• Past roughly 25 to 30 connected Airbnb accounts, the Airbnb settings page in Smoobu can become slow. For a very large portfolio, split your Airbnb accounts across several Smoobu accounts that you switch between. See connect-more-than-one-airbnb-account.
• Deleting a parent property does not delete its sub-units; they stay in place as standalone properties. Delete each sub-unit separately if it should go too, and back up its data first. See remove-a-property-you-sold.

Pick the right plan

• See which plan covers a team and how Smoobu is priced. See smoobu-plans-and-pricing.

Still stuck?

If this didn't answer your question, the Smoobu team is happy to help. In Smoobu, open the Help menu to open a ticket or book a call slot, or use the chat bubble in the bottom-right corner for a quick question during business hours.