Flat 15%.No setup fees.No onboarding fees.
We run your house as short stays across Berkshire, Surrey and north Hampshire.
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What this actually is
You keep the house.We run it as a short let.
Short stays of up to 28 nights. Not a lease or rent-to-rent. You stay the owner. The booking income is yours, never mixed with ours.
Ownership, the right to sell, and your own dates.
Listing, pricing, guests, cleaning and compliance.
Tenant checks, arrears, deposit disputes and fixed rent.
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A projection, not a real owner's result
One three-bedroom home in Staines.Two ways to run it.
Let on a tenancy
£19,200
a year in rent, before costs
2.7 times the rent
As short stays (projection)
£52,400
a year in bookings, before costs
Four to six bed homes we've valued nearby: £64,000 to £105,000 a year in bookings, before costs.
After fees and running costs
Here's what you'd keep.
Let on a tenancy
- Rent, a month
- £1,600
- Less the letting agent's 12%, plus VAT
- £230
- Less empty weeks between tenants
- £34
- Bills and council tax (your tenant pays)
- £0
- Less insurance, safety checks and repairs
- £110
- What you'd keep, a month
- £1,226
- Your tenant can leave on two months' notice. To sell or move back in, you'd need four months' notice, and not in their first year
- Section 21 has gone, so every new tenancy rolls on with no end date
- You rarely see inside it
- Selling usually means selling with a tenant in place
- The rent can only go up once a year
Projected difference
+£4,128 a year
+£344 a month28% more than the tenancy would leave
after fees and running costs on both sides
If we ran it as short stays (projection)
- What guests pay, an average month
- £4,367
- Less our 15% of the stay price
- £549
- Less the booking site's cut (18.6%)
- £812
- Less cleaning, bills and council tax
- £1,216
- Less insurance, safety checks and repairs
- £220
- What you'd keep, a month
- £1,570
- After three months, 30 days' notice to end it
- Block out dates for yourself or family
- No sitting tenant when you come to sell
- Professionally cleaned and inspected after every stay
- We carry the work, you keep the property
A projection on September 2026 market data, before tax and furnishing. Not a guarantee or a real owner's result, and results vary by home. How we worked it out
Illustrative interior, not a Harper & Wood property.
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The part nobody talks about
You own it. But right now,you can't really use it.
A tenancy hands over control of your property for as long as your tenant chooses to stay. Section 21 was the rule that let a landlord end a tenancy at the end of its term without having to give a reason, the so-called "no-fault" eviction. The rules have since changed and, in general terms, regaining possession now takes longer than it used to. There are still grounds a landlord can rely on, and how they apply depends on the individual tenancy. What that tends to mean in practice is that you cannot count on moving back in at short notice, or on lending it to family, and you rarely see the inside of it between tenancies. This is general comment, not legal advice, and you should take your own advice on your position.
Take it back after the first term
There's a three-month first term while the listing builds its reviews, then 30 days' notice whenever suits you. Bookings already confirmed still go ahead.
Use it yourself
Block out dates for family, friends or your own stay, ideally with two weeks' notice. Bookings already confirmed come first.
Sell when it suits you
No sitting tenant. If you're thinking of selling, we can keep bookings to six to eight weeks ahead, so they're unlikely to clash with completion.
See it maintained, not degraded
Professionally cleaned and photo-inspected after every single stay, rather than once a year at checkout.
Illustrative interior, not a Harper & Wood property.
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Who you would be dealing with
Two people.Not a call centre.
We live in Virginia Water and we'll run your house ourselves. There is no call centre, no outsourced manager, and nobody in another time zone answering on our behalf. When you ring, you get one of us, and the person who picks up is the person who knows your property.
Oscar Harper
Most of this job is responsiveness and follow-through, which is what recruitment taught him: dozens of live client relationships at once and not dropping any of them.
Before that came eight years in education, teaching full time, running one-to-one SEN support, and building a school's holiday camp from fifteen children to eighty. He read Philosophy at Reading.
Charlotte Wood
Charlotte came from adult social care, where the work was a demanding caseload held to statutory deadlines: complex cases coordinated end to end, careful records, and sensitive personal information handled to public-sector data protection standards.
It meant talking to families, local authorities, healthcare professionals and other agencies, usually people who needed a straight answer quickly. That's the same discipline behind our guest checks, the compliance work and the statement you get every month.
We do the work ourselves
We answer the guests, brief the cleaners and check every changeover from dated photos. You're never handed to an account manager you've never met.
We check the rules first
Lease, mortgage consent, planning, insurance, gas, electrics and fire safety. If any of them says no, we don't list it.
Every projection shows what you'd keep
Built from real short lets near you with Property Market Intel, after the booking site's cut, our fee, cleaning and bills, and set next to the rent you get now.
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From first call to first booking
Usually live abouttwo weeks afterthe paperwork.
- 01
Within one working day
We get in touch, and your free projection follows, built from short lets near you.
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Within a week
We come and see the house. Nothing is signed until the numbers make sense to you.
- 03
Before anything is listed
We go through your mortgage, lease, planning, insurance, safety certificates and a fire risk assessment with you.
- 04
About two weeks after that
Photographed, listed on Airbnb and Booking.com, and taking bookings. Allow longer if it needs furnishing first.
- 05
Every month
A statement showing every stay, every cost and our fee.
Illustrative interior, not a Harper & Wood property.
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What you get
Everything handled.Nothing hidden.
Listed, priced, staged and ready for guests.
Guests, cleaning and checks, handled every time.
Monthly statements, compliance and a clean handback.
Flat 15%. No setup fees. No onboarding fees.
15% of each stay's price, plus VAT only if we become VAT registered.
Nothing on cleaning fees. No exit fees, no mark-ups.
Quiet months, cancellations and the booking site's cut.
What you pay for
Only what the house needs, at cost, with receipts:
- Furniture and linen, if needed, agreed with you first
- Safety certificates and a fire risk assessment
- Short-let insurance
- Bills, council tax and repairs
Who covers cleaning, and when we ask first.
A three-month first term, then 30 days' notice whenever you like. Bookings already confirmed still go ahead.
Our 90-day promise
If you're not keeping more than yourtenancy left you after 90 days, our feestops from day 91 until you are.
We measure what you keep in the first 90 days after your listing goes live, after our fee, the booking site's cut, cleaning, linen and an agreed allowance for bills, against what your tenancy left you after agent fees. If it isn't more, we charge no fee on stays from day 91 until your running total catches up. It's a fee waiver, not a payment. No tenancy in the last 12 months? We use a local agent's written valuation, less 12%, and arrange it for free. The full terms are in our agreement, which you'll see before you sign anything.
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No obligation
Find out what yourproperty could earn.
We'll be in touch within one working day, and your free projection is built from real short lets near you. No pressure, no obligation, and no cost.
Flat 15%. No setup fees. No onboarding fees.
Not keeping more than your tenancy left you after 90 days? From day 91, our fee stops until you are. How the promise works
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Questions owners ask
Five questions,straight answers.
Is this rent-to-rent?
No. We never rent your house off you or sublet it. You stay the owner, the booking income is yours and is never mixed with our own money, and we take 15%.
Is the projection a guarantee?
No. It's a projection built from short lets near you. Our one promise is the 90-day fee waiver.
What if I want to sell or move back in?
After the three-month first term, 30 days' notice ends it. Bookings already confirmed still go ahead, and if you're thinking of selling, we can keep bookings to six to eight weeks ahead.
What about my mortgage and insurance?
Most lenders need to agree to short lets, and you'll need short-let insurance. We go through both with you before anything's listed, and if either says no, we don't list it.
Who will I deal with?
Oscar or Charlotte. There are two of us, based in Virginia Water, and we answer the phone ourselves.