Property Management: commonly asked questions

  • Who and what is Gibson Beach Rentals?

    GBR is a full-service vacation rental management company. We manage and rent privately owned condos, townhomes, villas and more that are investment properties. We do everything from maintaining the property, cleaning every nook and cranny, finding people to rent the properties, and managing the tricky accounting perspective of a rental property. We take pride in offering our guests a wonderful beach experience and vacation. We work closely with our Owners to make this possible for each and every family. We like staying small so we can truly focus on quality versus quantity. Too many companies are losing focus on the care and uniqueness of properties. Instead, other management companies are focusing on operations and dollar signs to run their businesses. Each of our staff members has a huge heart in this industry and are motivated to provide experiences for our guests that we have grown to love as locals. We take pride in what we do and appreciate any opportunity that may come our way to protect your investments.

  • In which locations/areas do you manage properties?

    GBR manages short term vacation rental condos, townhomes, and villas in the Destin to Miramar Beach areas. Our strongest reputation is built in the Sandestin® and Tops’l Resorts, however we would love the opportunity to protect your investments if you are located in the 32541 – 32550 zip codes.

  • How easy is it to get setup with your company?

    Easy as 1, 2, 3. We have useful property management information packets we can email/print for you. We are available seven days-a-week to discuss your needs. Once a decision is made, our electronic contracts make it easy to sign and save the required documents needed for our rental program. From there, our team of busy bees get to work to implement your property, create your marketing, setup your account, etc. You instantly kick back and relax, and let us do what we love to do!

  • How much notice do you need to begin renting my properties?

    GBR can normally be active with your marketing and full implementation within 48-72 hours of receiving a signed management contract. As long as we have access to the unit, we can make magic happen just like that.

  • Where is your office located and how do guests check-in?

    We have two offices and several conveniently located storage units. Our main office and storage facilities are located within the Sandestin® Resort’s Beachside II building. This prime real estate allows us a huge advantage with guest, owner, and vendor interaction. We can conveniently respond to almost anyone’s needs and serve as great informational/area guides. Our storage facilities allow us to keep linen, terry, supplies, and more on hand so we can act quickly to almost any need. All of our properties receive the same level of service and experience as we grow as we are focused on doing things the right way the first time. Our off-site office location is in the Miramar Beach Holiday Plaza where we have extra storage and organize most of our behind-the-scenes processes.

    GBR uses an awesome app software that allows us to push real-time messages and content out to guests. With this app, guests don’t have to physically check-in and get worried about getting lost trying to find an office or even waiting in line to pick up keys. Our keyless locks and app make checking in and out a breeze, and with a tight-knit community of security, guard, and building staff, GBR responds to any concerns promptly and professionally.

  • How do you handle maintenance and damages?

    In properties where we are allowed to control our own maintenance teams/vendors, we do. We try to fix what we can in-house and only outsource for items that need more skill/experience (HVAC, appliance repair, etc). Professional floor/upholstery cleaning as well as the annual deep clean are completed as needed and billed accordingly to the Owner. We are always conscientious about costs and have built great, honest relationships with our preferred vendors who not only strive to offer you the best rates, but also the peace of mind that if a repair is more than replacement, you’ll be the first to know. As things pop up, we work to get them fixed in a timely manner. If you prefer to do things yourself and it can wait, it’ll wait. If you prefer for us to handle it all, all the time, we are prepared to do that as well. We provide free basic batteries, air filter replacement, and 60 watt lightbulbs for each of our properties (as allowed by HOA’s).

    We have a damage protection program that protects both Owners and each of your GBR-booked guests. Guests pay a non-refundable fee per reservation which is held in a GBR account until a claim is filed that something has been accidentally broken by a guest. Forget $300 glass topper bills and replacing bed sets that were just purchased last year. Guests don’t walk away owing more than they paid for their vacation, and they eventually return because of that safety net we provide. Mistakes happen, and we get it.

  • When can I use/not use my properties?

    It’s your home. Visit when you want, and let us manage it the rest of the time! We like to be easy to work with, and don’t want to restrict your usage when you love it best. Book your property 2-3 years in advance for your annual trip or call us the day of to see if it’s still open. We also offer our Owners discounts for themselves and their family/friends if they need extra places to stay, whether your property is booked or you need room for 20 more!

  • What do guests pay for, and what am I responsible for on each reservation?

    Guests pay an administration, housekeeping, and damage protection plan fee. They cover your base rate and tax as well (GBR submits taxes on your behalf). GBR covers any processing/handling charges by the banks and credit card processing companies. Owners do not pay any amenity fees, credit card shares, etc. Owners will see the base rate minus our GBR commission posted on their monthly owner statement, and that’s it.

  • What booking policies do you have?

    We can process direct or online bookings 7 days a week (online 24/7). We accept most major credit cards and require full payment no later than 60 days before the scheduled arrival (to protect our Owners). Cancellations within 60 days of arrival must have optional travel insurance to be reimbursed; cancellations more than 60 days in advance receive a full refund minus administration fee + tax. Persons under the age of 25 are not permitted to stay without an adult (and we take our contract rules very seriously). No smoking. No pets. No parties. For more policies, CLICK HERE.

We provide many services/opportunities to all of our Owners beyond the normal renting, marketing, and accounting…

  • Complimentary use of the resort-wide transportation system (Sandestin® Resort owners only).

  • FREE contractor remodeling estimates and interior decorating consultations.

  • Decor, appliance, bedding etc. replacement research and options so you only have to pick your favorite and don’t waste time sifting through 1,000+ options.

  • Linen/terry packages (Owners are responsible for their own comforters/spreads, shams, and decor pillows as they best see fit).

  • Detailed annual inspection reports so you always know the condition of the unit and suggestions for maximizing your rental income potential.

  • 24/7/365 emergency service for all Owner/guests who may need assistance after hours.

  • Lightweight beach chairs and umbrella in your property for guests to take to the beach.

  • Monthly Owner statements and pay outs by the 14th of every month, direct deposit options, access to Owner portal to create/edit/delete Owner/Guest of Owner stays.

  • Along with accidental damage protection, each guest is provided with optional travel insurance: you stay protected and are guaranteed your income if a guest cancels within 60 days of arrival.

Have more questions or interested in speaking to us? Fill out the form below, and we will get back to you ASAP!

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3 + 4 = ?

I’ve been tethered to Gibson Beach Rentals for the last two years. Gibson’s professionalism was apparent right from our first meeting, making it extremely easy to communicate my concerns and to feel confident that my needs would be met. It didn’t stop there. I found the Gibson staff to be well organized, knowledgeable of the tasks at hand, “johnny on the spot” when it came to renter’s needs, and in particular, having an uncanny attention to detail. It’s easy to give Gibson Beach Rentals my highest recommendation as a necessary link to your rental property investment.

- Mr. Airis

We have utilized the property management and rental services of Gibson Beach Rentals for more than a decade. They were not the first firm that handled our condo, but they are the last because they have proven to be dedicated, capable, and absolutely honest and dependable from the first day. We are more than satisfied with our on-going relationship with the Gibson team and heartily recommend them to other property owners as well.

- The Sentells

Each year for over 10 years, my family and I  vacationed  in a Gibson Beach Rentals managed property. We could always count on a Gibson managed condo to be clean, fresh and well equipped. When we bought our own condo a couple of years ago, there was no doubt as to who we wanted to take care of our property. We’ve never been disappointed with any member of the Gibson Team or the services they provide and their mobile app is fantastic! The folks at Gibson Beach Rentals have always made us feel special and  truly live up to their motto “worry less…relax more”.

- The Smiths