Full-Service Contractor
Accommodation Management.
- From 14% of gross revenue, you only pay when you earn
- No fixed tenancies and, in many cases, no HMO licensing
- Managed by a local Derbyshire team, not a national operation
Why now
Why landlords are reassessing HMO and AST returns.
The economics of traditional letting have shifted. Mortgage rates are higher, HMO licensing costs keep rising and compliance is tightening. For landlords with larger properties, a fixed monthly rent is no longer automatically the best-performing option.
Contractor accommodation often reduces licensing friction and allows dynamic pricing. Across the East Midlands, steady demand from manufacturing, healthcare and infrastructure projects supports the occupancy case.
What we handle
Everything required to operate contractor accommodation. Nothing left to you.
We manage the full operation so you are not fielding guest messages at 11pm or coordinating cleaners between stays.
Dynamic Pricing
Rates adjusted in response to local project activity, competitor availability and demand patterns - not fixed or set-and-forget. Derby's contractor demand is predictable enough to price accurately.
Professional Photography & Listing Setup
Contractor accommodation is marketed to business travellers, not holidaymakers. Listings are photographed and written specifically for that audience - emphasising workspace, parking, and practical layout.
Guest Communication
All enquiries, bookings and in-stay support handled end-to-end. Guests are managed professionally. You are not contacted unless something requires your direct input.
Cleaning & Linen Coordination
Professional changeover cleaning after every stay, scheduled around bookings. Fresh linen and guest essentials restocked as standard with photographic evidence provided.
Maintenance & Inspections
Routine property inspections, issue logging and contractor coordination. Properties in active management are checked far more frequently than under a standard 12-month tenancy.
Monthly Reporting
Occupancy, nightly rate performance and income breakdown delivered every month. Clear figures, honest context - not curated highlights. You always know exactly how your property is performing.
The numbers
How contractor accommodation compares.
An example based on a typical 4-5 bedroom Derby house at a £140 average nightly rate. Figures are gross income before management fees and running costs, and vary by location.
| Model | Monthly Gross | Annual Gross | Notes |
|---|---|---|---|
| Traditional AST | £2,100 | £25,200 | Fixed, no upside |
| Licensed HMO | £3,000-£3,400 | £36,000-£40,800 | High compliance burden |
| Contractor - 60% occ. | £2,520 | £30,240 | Conservative baseline |
| Contractor - 75% occ. | £3,220 | £38,640 | Realistic mid-range |
| Contractor - 85% occ. | £3,640 | £43,680 | In line with our Derby case study |
Based on £140 avg. nightly rate. Gross figures before management fees and operating costs. Performance varies by location and layout.
Real example
Derby 4-bed - switched from single let.
A Derby landlord with a 4-bedroom house previously let on a standard AST contacted us after their tenant left. Rather than re-let, they repositioned the property as contractor accommodation.
Performance figures from a managed Gough Groves property. Results vary by property location, layout and market conditions. We model conservative scenarios before any landlord makes a decision.
How it works
From assessment to first booking in weeks.
We keep onboarding straightforward and move quickly. Most properties are live within two to three weeks of our initial assessment.
Property Assessment
We review your property's location, layout, parking and local demand profile. If contractor accommodation won't outperform your current model, we'll say so.
Photography & Listing Setup
Professional photography, contractor-focused listing copy and setup on platforms like Airbnb and Booking.com, specialist contractor sites and corporate channels including Grove Workstays (opens in a new tab). One-off fee from £350, deducted from first earnings.
Pricing Configuration
Initial pricing strategy set based on local market data, project demand and comparable property performance. Dynamic from day one.
Ongoing Management
Bookings, guests, cleaning, inspections and monthly reporting handled continuously. You receive a payment and statement each month.
Transparent pricing
Simple fee structure. No surprises.
You pay us a percentage of what we earn you. If the property is empty, we earn nothing.
Of gross booking revenue, tiered by portfolio size: 17% (1 property), 16% (2-4), 14% (5+). Covers all guest communication, pricing, coordination and reporting.
One-time fee for photography, listing setup and initial configuration. Deducted from your first month's earnings - not charged upfront.
Paid each month with a statement showing every booking, our fee and any costs paid on your behalf.
Cleaning and linen are paid on your behalf at the cleaner's price, with no mark-up, and deducted from your monthly payout. No monthly retainer. No long-term contract required to get started.
Where the demand comes from
The East Midlands has structured, year-round contractor demand.
This is not holiday letting. Contractor demand here is driven by business: project teams at major manufacturers, NHS staff on placement and crews on infrastructure work. They stay for weeks or months, not nights, so weekday occupancy follows project timelines rather than holiday seasons.
Multi-bedroom houses with parking and practical layouts suit contractor groups best. A well-placed 4-6 bed house near an employment corridor can keep strong occupancy without relying on weekend leisure demand.
See the areas we coverIs this right for you?
Properties we manage for contractor accommodation.
Contractor accommodation is not right for every property. These are the situations where it performs best.
4-6+ bedroom houses
Larger properties suit contractor group bookings - multiple guests from the same project team sharing a house.
Former HMOs
If you have an HMO you are reconsidering, the layout likely suits contractor accommodation without structural changes.
Near employment corridors
Close to the A38, A52 or M1, or major employers such as Rolls-Royce, Toyota and the region's hospitals.
Houses with parking
Contractors arrive by car from project sites. Off-street parking is a meaningful booking factor.
Seeking higher net yield
Without committing to another long fixed tenancy or the ongoing complexity of HMO compliance.
Owners wanting flexibility
Unlike fixed tenancies, contractor accommodation retains flexibility to sell, refinance or change use.
Not every property is suitable - and we'll tell you straight.
We only onboard properties where the location demand exists, the layout works and the numbers stack up under conservative assumptions. If contractor accommodation won't outperform what you're already doing, we'll say so before you make any changes. You can call our team directly to talk it through.
Common questions
Questions landlords ask before we start.
How much does contractor accommodation management cost?
What size property do you manage for contractor accommodation?
Which booking platforms do you use for contractor accommodation?
Do I need an HMO licence to do contractor accommodation?
How is property condition managed with short-stay contractor guests?
Will contractor guests cause problems with neighbours?
Is contractor accommodation income volatile?
Can I switch back to a standard tenancy if it doesn't work?
Related services
Not sure contractor is the right model?
We also offer full Airbnb management and holiday let management - sometimes the right answer is a mix.
Airbnb Management
Full short-let management mixing contractor weekday stays with leisure weekend bookings - maximising year-round revenue across all guest types.
Holiday Let Management
For Peak District and Derbyshire leisure properties. Seasonal pricing intelligence, premium positioning and professional photography.
Before you renew your HMO licence
Find out if contractor accommodation outperforms your current model.
We'll compare your current rental model against a conservative contractor accommodation projection for your property. No obligation, no hard sell, just honest numbers from a local team.
Takes 1-2 minutes · No commitment required · Real numbers, conservative assumptions