Part of the Short-Term Rental Management Guide, step 2: compare
Why Cleaning Matters so Much
Guests judge a stay in the first two minutes: hair in the shower, a crumb on the counter or a musty smell can sink a review that the rest of the stay earned. Cleaning is also when damage is found, supplies are counted and small problems (a dripping faucet, a dead smoke alarm battery) are caught before the next guest finds them.
In New England, turnovers come with extras: wet ski gear and salt on the floors in winter, sand and lake towels in summer, leaves and mud in fall, and a woodstove or fire pit to clean out.
The Three Options
1. You Clean It Yourself
Works when you live nearby, the home is small, and you can reliably be there between checkout and check-in.
Pros: no cleaning labor cost, total control over standards, you see the house every time.
Cons: your time, every turnover; no backup when you are sick or away; same-day turnovers in peak season can mean back-to-back weekends with no break.
2. You Hire Your Own Cleaner
Works when you have found a dependable local cleaner and are willing to manage the relationship.
Pros: a consistent person who learns the house; you set the checklist; often direct and flexible.
Cons: you are the scheduler, trainer and quality checker; you need a backup; you handle payment and paperwork; if the cleaner leaves before ski season you start over.
3. A Cleaning Company or a Manager's Crew
Works when the home turns over often, is large, or is far from you.
Pros: a team with backup capacity; standards and checklists; linens and supplies often handled; scheduling tied to the booking calendar.
Cons: less say over who cleans on a given day; quality depends on the company's training and checks; you pay for the overhead.
Side-by-side
| Factor | Yourself | Your own cleaner | Company or manager's crew |
|---|---|---|---|
| Labor cost | Your time | Per-turnover rate | Per-turnover rate, may include overhead |
| Backup | None | Only if you arrange one | Usually built in |
| Scheduling | You | You | Linked to bookings |
| Quality control | You | You | The company, with your checks |
| Linens | You | You or the cleaner | Often included or arranged |
| Paperwork | None | Possible 1099 or payroll duties | Usually invoices only |
| Best for | Nearby, small, low-turnover homes | Nearby owners with a trusted person | Distant, large or busy homes |
Taxes and Worker Rules
If you pay a cleaner directly, the paperwork is yours. This is general information, not tax or legal advice.
- Employee or contractor? The IRS looks at behavioral control, financial control and the relationship of the parties to decide whether a worker is an employee or an independent contractor, and no single factor settles it.
- Massachusetts is stricter. Under M.G.L. c. 149, s. 148B, a worker is presumed to be an employee unless all three parts of a test are met, including that the work is outside the usual course of the hiring business. If you rent in Massachusetts and pay a cleaner directly, ask an employment professional how this applies.
- 1099 threshold. For payments made after 31 December 2025, the federal reporting threshold for Form 1099-NEC rose from $600 to $2,000 per year, according to the IRS, and it may be adjusted for inflation beginning in 2027. If you pay a contractor cleaner $2,000 or more in 2026 in the course of your rental business, you may need to file one.
Paying a company that invoices you avoids most of this, though you should still keep the invoices. See Airbnb tax basics and talk to a tax professional about your setup.
What a Good Turnover Includes
Whoever cleans, put the standard in writing. A typical turnover covers:
- Strip and remake every bed; check mattress protectors.
- Clean bathrooms top to bottom; replace toiletries.
- Kitchen: dishes, appliances, inside the fridge and microwave, coffee maker.
- Floors throughout, including entry mats and mudroom.
- Trash and recycling out, following the town's pickup days.
- Restock consumables: paper goods, soap, coffee, dishwasher pods.
- Check smoke and CO detectors, lights, remotes, Wi-Fi.
- Photograph the house and report damage or missing items the same day.
- Seasonal items: hot tub chemistry, woodstove ash, deck snow, beach towels.
The Airbnb cleaning checklist items page has a fuller list.
Linens: The Hidden Decision
Plan at least two or three full sets per bed so one is on the bed, one is clean and ready, and one is in the wash. Decide whether laundry is done on site (slower turnovers, more wear on your machines and septic) or off site (needs pickup and delivery). For a large lake house, off-site laundry is often the only way to turn the home in a few hours. See setup costs for the linen budget.
Inspections: Separate or Together?
Some owners pay a cleaner to clean and someone else to inspect. Others have the cleaner inspect and photograph as part of the job. Combining them is faster and cheaper; separating them adds a second pair of eyes. Either way, make sure someone checks damage before the guest's claim window closes on the platform.
How to Choose
- Under 30 minutes away, a few stays a month: clean it yourself or hire one cleaner, and line up a backup.
- Over an hour away, or weekly turnovers: a company or a manager's crew with built-in backup.
- Large home, back-to-back weekends: a team, with off-site laundry.
How New England Host Co Handles Cleaning
At New England Host Co, housekeeping happens after every stay, with an inspection at the same visit. Cleaning is done by local crews the company engages and manages; crews go through a trial period before they are trusted with a property, and they vary depending on availability. Consumables are rebilled to the owner at cost. Learn more about the services.
Back to the owner hub.
FAQ
How Many Sets of Sheets Do I Need per Bed?
Plan for at least two or three: one on the bed, one clean, one in the wash. More if laundry is done off site.
Do I Need to Send My Cleaner a 1099?
Possibly, if they are an independent contractor and you pay them $2,000 or more in 2026 in the course of a business. Paying a company that invoices you is different. Ask a tax professional.
Can My Cleaner Also Inspect for Damage?
Yes, and many do. Ask them to photograph each room and report problems the same day so you can file a claim in time.
Is a cleaning fee charged to guests the same as the cost of cleaning?
Not always. The guest cleaning fee is a price you set; your actual cleaning cost is what you pay. Track both.
