HAPPYHow to Choose a Serviced-Apartment Management Company in Egypt: 10 Questions and Contract Clauses
Updated October 2026 · The HAPPYDAYS team
Handing your apartment to a management company is a big decision: you give them your keys, your booking accounts and part of your income. A good company raises your income and takes the work off your hands; the wrong one can damage the apartment and its reviews in a single season. This guide lists the questions to ask and the clauses that must be in the contract before you sign with any company — including us.
In short:
- Ask about real experience: how long, how many units, and where their reviews are.
- Understand exactly what the fee is calculated on, and what is included or not.
- You must have regular reports and a way to see the bookings.
- The contract must state the term and how to end it, and who is responsible for damage and licensing.
10 questions to ask before you sign
- How long have you managed apartments, and where? Ask to see units they actually manage and their platform reviews.
- Where will you list the apartment? Which platforms, and in which languages?
- Who sets the price, and how? A fixed rate, or one that changes with season and demand?
- What is the fee, and what is it calculated on? The total booking value, or the amount after platform commission?
- What is included? Check-in, cleaning, laundry, minor maintenance, guest communication.
- Who pays for cleaning, utilities and maintenance? And up to what amount can they spend on repairs without asking you?
- What will I see, and when? A monthly report? Access to the calendar and bookings?
- When and how is my income transferred?
- Who is responsible for damage or problems with a guest? Is there a guest deposit or cover?
- Who handles licensing and guest registration? Especially since the holiday-home licensing decree.
Clauses that must be in the contract
| Clause | Why it matters |
|---|---|
| Management fee and how it is calculated | So you are not surprised by unexpected deductions |
| Included and excluded services | Defines exactly who pays for what |
| Reporting and payout schedule | Guarantees transparency and regular income |
| Maintenance spending limit without your approval | So major decisions come back to you |
| Your personal use of the apartment | How you block dates for yourself or family |
| Liability for damage and insurance | Protects you if something goes wrong with a guest |
| Licensing and legal compliance | Who applies, follows up and is responsible |
| Contract term and termination | Notice period, and what happens to future bookings |
| Ownership of platform accounts and photos | So you know what stays with you when the contract ends |
Warning signs
- A big guaranteed income promised without a visit: nobody can estimate an apartment’s income without seeing it and knowing its location.
- No reports, or no way to see the bookings.
- Hidden fees: cleaning, maintenance and marketing deducted without being written down.
- A long contract with no clear way out.
- No real reviews for the units they manage.
Two common models
- Full management: the company handles everything, from marketing to check-in, cleaning and maintenance, for a percentage of income. Suits you if you don’t live nearby or don’t have time.
- Booking commission: the company only brings bookings and you welcome the guests. Suits you if you are close by and have time.
If you are still deciding between short-term and monthly rental, read how to do the maths, and for licensing rules see our short-term rental guide.
How HAPPYDAYS works
We have run serviced apartments in Hurghada since 2014, and now also in New Cairo, 6th of October & Sheikh Zayed, Hadayek El Ahram, Hadayek October and Old Cairo. We start with a free visit and an honest income estimate, and the details and percentage are written clearly into the contract after the visit. Ask us the ten questions above. List your property.
Frequently asked questions
How much do serviced-apartment management companies charge?
Usually a percentage of income, depending on the services included and the apartment’s condition and location. What matters most is knowing exactly what the percentage is calculated on.
Can I still use my apartment while it is managed?
Usually yes, by agreement. The contract should explain how you block dates for yourself.
Who is responsible if a guest damages something?
This must be written in the contract: guest deposit, platform cover and the company’s liability.
When can I end the contract?
According to the termination clause. Make sure there is a clear notice period and a way to handle upcoming bookings.
How will I see my bookings and income?
A good company sends regular reports and gives you a way to view the calendar and bookings.