1. Our Services and Management Conditions

Who are we?

Ardn-bnb is a concierge company specializing in the management of tourist accommodations, dedicated to simplifying the lives of property owners. We handle all aspects of rental management, allowing our clients to enjoy a stress-free experience.

What services does Ardn-bnb offer?

Ardn-bnb offers property owners looking to rent out their accommodations a comprehensive management service. Our offerings include:

• Expert advice on optimizing your property before listing it.
• Professional photography and advertisement postings across various channels.
• Management of reservation calendars, pricing, and promotions.
• Payment processing.
• Handling of security deposits.
• 24/7 communication with guests (available in French, Dutch, and English).
• Automated check-in and check-out through our tools and applications.
• Post-departure cleaning, laundry, and replenishment of supplies.
• Property inspections after each departure, with deductions from the security deposit if necessary.
• 24/7 technical support in case of breakdowns or issues during the rental period.
• Minor repairs and maintenance services.

What sets you apart from your competitors?

Ardn-bnb is the only concierge service in the Belgian Ardennes that offers a comprehensive management solution. As hosts ourselves, we have designed our services to ensure the best possible customer experience.

Do you accept all types of tourist accommodations for management?

We primarily focus on larger accommodations that can host a minimum of 10 guests. However, we always conduct a property visit to assess rental potential and profitability. Our goal is to establish a win-win collaboration, so not all properties meet our management criteria.

How long does it take before my first reservation is managed?

We recommend allowing at least 15 days before listing your property for rental. This timeframe gives us the opportunity to arrange a photo session, compile a list of necessary items, create advertisements, and more.

How do you handle key exchange and deposits?

We install a key box for each of our properties, which operates with a code. This allows you to securely deposit your keys, making it easier for guests to access the property, regardless of their arrival time. The box is opened using a code chosen by the property owners, which we only share with guests and our cleaning service providers.

Can I maintain visibility on bookings and client interactions?

Yes, you have real-time access to all information regarding your property, including the reservation calendar, client interactions, and transactions. You will also receive a monthly invoice detailing your income and associated fees.

Who provides the bed linens and basic supplies?

We offer guidance on purchasing linens, but the costs remain the responsibility of the property owners. We take care of laundry services and restocking essential consumables (such as shampoo, soap, trash bags, and toilet paper).

Who pays for cleaning fees and basic consumables?

Our service providers clean your property after each booking. Cleaning fees are charged to the guests and are directly added to their reservation amount. The costs for consumable supplies are subject to a separate commission of 15% VAT included on the total receipt, that is charged to the property owner.

Can I still enjoy my property if I want to stay there personally?

Yes, you can still stay in your property as long as it does not interfere with bookings. For instance, we cannot cancel existing guest reservations for your visit or block excessively long periods for personal use.

If I book the property for my own use, is the commission still applicable?

No, if we do not need to intervene, there will be no charges. However, if you would like our team to handle the cleaning after your stay, a cleaning fee will apply.

If I have friends or guests coming from my side, how should I proceed?

In this case, you can direct them to our website at www.ardn-bnb.be to avoid commissions associated with other platforms.

Can I select only certain services that you offer?

We provide a comprehensive service that includes full management of rentals from A to Z. Therefore, it is not possible to choose only specific services.

In which region can we request your services?

To ensure our efficiency and professionalism, we limit our operations to a radius of 30 minutes around La Roche-en-Ardenne.

In case of an urgent problem, do I need to come in person?

The main benefit of our services is to free you up as much as possible. If there is an issue in your property, we will intervene as quickly as possible to resolve it. Our contract states that we are allowed to handle any urgent and necessary repairs not exceeding €350 excluding VAT (for example, a water leak that could damage the property, electrical failure, etc.).

2. Costs and Revenus

What is the cost of the Ardn-bnb service?

We operate on a commission-based system regarding revenue. This creates a win-win relationship between property owners and Ardn-bnb. If there are no rentals, we do not earn any income either.

How is the rental rate for my accommodation determined?

We work with an intelligent program that analyzes competitor pricing in your area and adjusts rates based on demand. We also implement optimizations for exceptional periods throughout the year (such as local sporting events, holidays, etc.). This approach aims to find the right price to maximize both the booking rate and profitability.

3. Insurance and guarantee

Do travelers pay a security deposit?

We require a security deposit from each traveler staying in your property. This amount is predefined between Ardn-Bnb and the owner and will be mentioned in your listing. If any damages occur, we will do our best to resolve the situation quickly, potentially using the travelers' deposit if necessary.

What should I do in case of theft or damage?

In the event of damage, our contract allows us to intervene for any urgent and necessary repairs not exceeding €350 excluding VAT (for example, a water leak that could damage the property, electrical failure, etc.). If the repair requires more extensive work, we will provide you with a quote that you can choose to accept or decline. Regardless, we will keep you informed as quickly as possible. If the traveler is responsible for the damage or theft (proven), we will use the security deposit system in place to withhold the amount for the damages from the deposit.

Am I covered by insurance?

In accordance with current legislation, the property owner agrees to obtain an insurance policy covering their liability in case of fire or damage to the accommodation, no later than when this contract comes into effect. The owner agrees to inform their insurer about the short-term rental operation of their property to ensure that customer liability is included in their coverage.

What documents do I need to provide to Ardn-bnb to list my accommodation?

To list your property with Ardn-bnb, you will need to provide the following documents:

• A Fire Safety Certificate (ASI) (i.e., municipal authorization)
• The housing and technical form provided by Ardn-bnb, completed
• Instructions or rules useful for the use of the equipment
• A valid electrical certificate
• A copy of the fire prevention report
• Specifications regarding the use of cleaning products (if specific materials are used)

4. Contract

Can I terminate the collaboration with Ardn-bnb at any time?

Yes, after signing the contract, you can terminate the collaboration at any time after the first year, provided you give a notice period of 3 months.

5. Contacts

How can we contact you?

The best way to reach us is by email at welcome@ardn-bnb.be or by phone at +3284456397. Feel free to visit our website at www.Ardn-bnb.be. Our offices are located at Rue de l’Eglise 19, 6980 La Roche-en-Ardenne.