What is the '3-Par' Linen System for Airbnb?

The 3-Par system is the industry standard for commercial inventory management to eliminate bottlenecks. It requires three full sets of linens per bed: One set ON the bed (currently in use), one set in the WASH (being processed), and one set on the SHELF (clean and ready for immediate turnover). This ensures your cleaning team never has to wait for laundry to finish before resetting a unit.

How do I calculate the correct Airbnb cleaning fee for 2025?

Do not base your fee solely on competitors. A commercial cleaning fee must cover: 1) Labor hours (including travel), 2) Consumables cost (toilet paper, soaps, coffee), 3) Laundry processing costs ($1.50-$2.00/lb for commercial service), and 4) A 10% buffer for wear-and-tear on linens. In 2025, guests expect hotel-grade cleanliness, so underpricing your cleaning fee often attracts lower-quality guests and eats into your operating margins.

What are the short-term rental regulations for Atlanta in 2025?

For the City of Atlanta (proper), you must hold a valid Short-Term Rental License. Key requirements include: 1) The property must be your primary residence (unless you have a specific commercial variance), 2) You must pay the annual $150 permit fee, 3) You must collect and remit the 8% hotel-motel tax, and 4) You must notify adjacent neighbors by certified mail. Note: Regulations differ significantly for surrounding areas like Sandy Springs, Decatur, and unincorporated Fulton County.

How often should an Airbnb be deep cleaned?

While a 'turnover clean' happens between every guest, a professional 'Deep Clean' should be scheduled quarterly (every 3 months). This service includes tasks not possible during a standard 4-hour window, such as: steam cleaning carpets/upholstery, moving heavy appliances to clean behind them, descaling shower heads, washing duvet inserts, and touching up paint on baseboards.

Should I do Airbnb laundry on-site or use a commercial service?

For commercial scalability, off-site laundry is recommended. On-site residential machines often take 90+ minutes per load, creating a massive bottleneck for your cleaning team. Using a commercial linen service ensures consistent sanitation temperatures, professional pressing, and allows your cleaners to finish the turnover in half the time.

Commercial STR Guide

Beyond the Checklist: The Professional Guide to Commercial STR Turnover & Operations

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Elevate your Georgia Airbnb/STR business from a side-hustle to a commercial-grade operation with 5-star consistency, operational efficiency, and scalable systems.

Need a reliable operations partner? We offer Commercial-Grade Airbnb Cleaning services across Georgia.

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The "Commercial-Grade" Difference: From Host to Operator

For a professional short-term rental operator, a "turnover" is more than just cleaning. It's a precise, system-driven process that determines your profitability. The difference between an amateur host and a commercial-grade operator lies in the ability to execute this process flawlessly at scale. A simple checklist isn't enough; you need an operational system.

Consistency at Scale

Ensuring every property, from a downtown studio to a mountain cabin, delivers the *exact same* 5-star level of cleanliness and staging, every single time.

Speed & Efficiency

Minimizing property downtime. A commercial system enables same-day turnovers, maximizing your occupancy and revenue per available night.

Total Operations Management

Integrating cleaning with inventory management, damage reporting, and maintenance coordination. Your team becomes your "eyes and ears" on the ground.

Prime Clean Force Professional looking at checklist on a board in a Helen, GA resort

The 5-Phase Professional Turnover Process

This is the operational workflow used by professional STR management companies. Each phase is critical for ensuring a perfect guest experience and protecting your asset.

Phase 1: Entry, Inspection & Documentation

This phase is about setting up for success and documenting the property's initial state.

Safe Entry: Verify the key code or lockbox, ensuring the previous guest has departed. Never enter if a guest is still present.
Initial Walkthrough: Conduct a quick pass-through of the entire unit. Open all windows to ventilate (if weather permits).
Damage/Left-Item Documentation: This is crucial. Photograph any new damage, broken items, or signs of rule-breaking (e.g., smoking, unauthorized parties). Document any items left behind by the guest.
Gather & Strip: Collect all trash from every room. Strip all beds and gather all used towels and bathmats, creating a single pile for laundry processing.

Phase 2: Deep Cleaning & Sanitization (By Zone)

Work methodically from top to bottom, back to front, to avoid re-cleaning. Always end with sanitizing high-touch surfaces.

Kitchen

Appliances: Clean microwave inside/out. Wipe refrigerator exterior (handles!) and check inside for leftovers, wipe shelves. Clean stovetop and oven door. Run/empty the dishwasher.
Surfaces: Clean and sanitize countertops, sink, faucet, and backsplash.
Cabinets: Spot-clean cabinet fronts and handles.
Floors: Sweep/vacuum, then mop.

Bedrooms

Furniture: Dust all furniture (nightstands, dressers, headboards). Check drawers for dust or forgotten items.
Linens: Make the bed with fresh, clean linens (covered in Phase 3).
Floors: Vacuum the entire floor, paying special attention to under the bed.

Bathrooms

Shower & Tub: Scrub shower walls, tub, and fixtures to remove all soap scum. Clean shower door and track.
Toilet: Clean and disinfect the toilet from top to bottom, including the base and behind it.
Vanity & Sink: Clean countertop, sink, and faucet. Polish the mirror.
Floors: Sweep and mop with a disinfectant cleaner.

Living / Common Areas

Dusting: Dust all surfaces, tables, electronics, light fixtures, and ceiling fans.
Upholstery: Vacuum sofas and chairs, checking between cushions. Straighten pillows and fold throws.
High-Touch Sanitization: As the final step, disinfect all high-touch points: light switches, door handles, TV remotes, and thermostat controls.

Phase 3: Inventory, Restocking & Linens

A 5-star guest experience is defined by consistency. Your property should have hotel-like "par levels" for all consumables.

Restock Matrix

Use this as a baseline. Adjust quantities based on your property size and max guest count.

Item	Location	Standard Par Level
Toilet Paper Rolls	Bathroom	2-3 per bathroom
Paper Towel Roll	Kitchen	1 new roll
Hand Soap	Each Sink	Full dispenser
Shampoo / Conditioner / Body Wash	Shower	Full or new small bottles
Dish Soap & Sponge	Kitchen	Full dispenser, new sponge
Coffee & Tea Supplies	Kitchen	Assortment (e.g., 6 K-cups, 4 tea bags)
Trash Bags	Under Sink	3-4 extra bags

Linen Procedure

Professional Bed Making: Use clean, high-quality, and unstained linens. Make beds with "hotel corners" for a professional look.
Towel Staging: Neatly fold or roll towels and stage them in the bathroom (e.g., on a rack, on the bed). A standard set is 2 bath towels, 1 hand towel, and 1 washcloth per guest.

Phase 4: Staging & Final Verification

This is the "hotel touch" phase that wows guests upon entry.

"Guest-Eye" Walkthrough: Do a final walkthrough from the perspective of an arriving guest. Start at the front door.
Atmosphere: Set the thermostat to a comfortable temperature (e.g., 72°F).
Staging: Arrange pillows on sofas and beds. Straighten curtains and blinds to a uniform level.
Final Touches: Place any welcome guides or notes. Ensure all lights are off (unless specific ones are left on for arrival).
Photo Proof: Take timestamped "after" photos of the property. This is your proof of the property's condition before the next check-in, invaluable for disputes. Key shots: each made bed, clean stovetop, living room, and any special amenities.

Phase 5: Security & Reporting

The job isn't done until the property is secure and the owner is informed.

Secure the Property: Lock all windows and doors.
Code Reset: If using smart locks, ensure the previous guest's code is deactivated and the next guest's code is scheduled.
Submit Operations Report: Send your report to the property manager or owner. This report MUST include:
- Confirmation of turnover completion.
- The "before" photos of damage (from Phase 1).
- Any maintenance issues found (e.g., "Shower is dripping," "TV remote batteries are dead").
- Notification of low inventory on consumables (e.g., "Running low on coffee pods").

Georgia's Premier STR Markets: An Operator's View

Professional operations are essential to compete in Georgia's diverse and high-demand markets. Here’s a look at the top zones, their drivers, and key high-visitation zip codes for operators.

Metro Atlanta (The Urban Hub)

Drivers: Hartsfield-Jackson (the world's busiest airport), corporate HQs, conventions (GICC, GWCC), film industry, sports (Mercedes-Benz Stadium), and the BeltLine.

30309 (Midtown): Piedmont Park, High Museum, business travelers.
30303 / 30313 (Downtown): Conventions, Aquarium, World of Coke, stadium.
30312 / 30307 (Old Fourth Ward / Inman Park): BeltLine access, Krog Street Market, Ponce City Market.
30305 (Buckhead): Luxury shopping (Phipps, Lenox), dining.
30337 (College Park): Airport proximity, GICC.

Savannah (The Historic Gem)

Drivers: Historic charm, River Street, culinary scene, Forsyth Park, and major events (St. Patrick's Day). Strict regulations require operational perfection.

31401 (Historic District): The core of tourism, walkability to squares, River Street.
31328 (Tybee Island): The primary beach destination for Savannah visitors.

North Georgia Mountains (The Cabin Escape)

Drivers: Wineries, hiking, apple orchards, and seasonal tourism (Oktoberfest, fall foliage). Operations here involve managing larger properties and more complex cleaning.

Blue Ridge (30513): Upscale cabins, downtown shopping, scenic railway.
Helen (30545): "Alpine" themed town, tubing, Oktoberfest.
Dahlonega (30533): Wineries, Gold Rush history, wedding venues.

Key Niche Markets

Drivers: These markets are driven by specific, high-demand events and institutions.

Athens (30601 / 30605): University of Georgia (game days, graduation), music scene.
Augusta (30901): The Masters Tournament (drives the highest nightly rates in the state), medical district.
Columbus (31901): Fort Moore (graduations, family visits), whitewater rafting.

Why Partner with a Pro? The ROI of a Commercial Cleaning System

For a multi-property operator, your time is your most valuable asset. Executing this 5-phase process perfectly, every 48 hours, across a portfolio of properties is a logistical challenge. Viewing your turnover partner as a simple "cleaner" is a strategic mistake; they are your operations partner.

Stop Cleaning. Start Operating.

Partnering with a commercial-grade service isn't an expense; it's an investment in scalability and guest experience. Here's the return:

Guaranteed 5-Star Cleanliness: Protect your reviews, your most valuable asset.
Maximize Uptime: We enable rapid, same-day turnovers to maximize your booking revenue.
Total Reliability: Our systems and teams mean you never worry about a cleaner no-show again.
Full Integration: We become your eyes and ears, handling damage, maintenance, and inventory reporting.
Scalability: Add new properties to your portfolio without adding operational headaches.

Prime Clean Force provides hotel-quality, system-driven turnover services for commercial STR operators across Georgia. We handle the operations so you can focus on growth.

Get Your Free Operations Estimate

Professional Insights

Commercial Operations FAQ

Common questions from Georgia hosts transitioning to professional-grade management.

Strategy & Cleaning Standards

What is the "3-Par" Linen System?

The 3-Par system is the industry standard for eliminating turnover bottlenecks. It requires three full sets of linens per bed:

Par 1: ON the bed (currently in use).
Par 2: IN the wash (being processed).
Par 3: ON the shelf (clean and ready for immediate use).

This ensures your cleaning team never waits for laundry cycles to finish, guaranteeing efficient same-day turnovers.

How do I calculate the correct cleaning fee?

Don't just copy your neighbors. A commercial fee must cover:

Labor: Hours required × living wage (don't forget travel time).
Consumables: Paper products, soaps, coffee, and cleaning chemicals.
Laundry: Commercial processing costs ($1.50–$2.00/lb) or machine wear-and-tear.
Buffer: Add 10% for linen damage and periodic deep cleaning.

Residential Clean vs. Commercial Turnover: What's the difference?

A residential clean focuses on maintenance (vacuuming, dusting). A commercial turnover focuses on resetting for revenue. It includes:

Staging: Arranging pillows, throws, and amenities exactly as pictured in the listing.
Inventory Audit: Counting silverware, towels, and supplies.
Damage Inspection: Checking for stains, breakage, or missing items before cleaning begins.
Sanitization: Hospital-grade disinfection of high-touch points (remotes, switches).

How can I automate turnover coordination?

Stop texting your cleaner. Integrate your booking platform (Airbnb/VRBO) or PMS (Guesty/Hospitable) with a cleaning management tool like Turno or Breezeway. These systems automatically sync calendars, push schedules to your cleaning team, require photo checklists for quality control, and automate payments upon completion.

On-site laundry vs. Commercial Linen Service?

If your property has 3+ beds, we strongly recommend off-site commercial laundry. Residential machines take 90+ minutes per load, making it impossible to finish a large home in a 4-hour window without cutting cleaning corners. Commercial services guarantee sanitation temperatures and professional pressing.

How do you handle stained linens?

Rule #1: Never put a stained item on a bed.
Rule #2: Treat immediately. We use enzyme-based pre-treatments.
Rule #3: "Rag out" aggressively. If a stain doesn't come out after one wash, the item is retired to the rag pile. Using stained linens is the fastest way to get a 4-star review.

What is "Zone Cleaning"?

Zone Cleaning splits the property into distinct areas (Wet Zones: Kitchen/Bath vs. Dry Zones: Beds/Living) to prevent cross-contamination. Cleaners work "Top-to-Bottom, Back-to-Front" within each zone. This systematic approach prevents dust from falling on already-cleaned floors and ensures no surface is missed.

How often should I schedule a Deep Clean?

Every 3 months (Quarterly). A deep clean addresses items impossible to reach during a standard turnover: moving heavy appliances, steam cleaning carpets/upholstery, washing duvet inserts/pillows, descaling showerheads, and touching up baseboards/paint.

What are the most commonly missed "High-Touch" areas?

Amateurs miss these, but professionals sanitize them every time:

Keys inside the lockbox
Remote control battery compartments
Lamp switches
Blind wands/cords
Cabinet knobs and drawer pulls

How is hot tub maintenance handled for cabins?

For high-turnover cabins (like in Blue Ridge or Helen), we recommend a "Dump, Scrub, and Fill" between every guest if possible, or at minimum a "Shock and Balance" with strict chemical logging. Always verify the water level is above the jets to prevent motor burnout.

Inventory, Legal & Local

How do I claim AirCover damage reimbursement successfully?

Documentation is king. You must have: 1. Time-stamped photos taken before the next guest checks in. 2. An invoice for the replacement/repair. 3. Submission within 14 days.
This is why our Phase 1 inspection always includes "Before" photos of any damage found.

What constitutes a "Guest-Ready" kitchen inventory?

The rule of thumb is Max Occupancy + 2. If your home sleeps 6, you need 8 forks, 8 plates, etc. Essential often-missed items: a working can opener, wine key, sharp chef's knife (sharpened quarterly), and a large pot for boiling pasta.

How do I prevent "consumable anxiety" for guests?

Never leave a half-used roll of toilet paper on the holder. Guests feel "rationed." Always start with a fresh roll and leave visible backups. The cost of an extra roll of TP is far less than the cost of a review complaining about running out.

What maintenance should cleaners check for?

Cleaners are your first line of defense. They should check:

Wi-Fi: Is the network visible and connecting?
Water: Any slow drains or dripping faucets?
Appliances: Does the fridge cool? Does the oven heat?
Pests: Signs of ants or rodents?

How should I secure the property after turnover?

1. Lock Verify: Physically check all windows and secondary doors (not just the front door).
2. Smart Lock: Deactivate the previous guest code and activate the cleaner/next guest code.
3. Lighting: If the next guest arrives after dark, leave the porch light and one interior lamp on.

What are Atlanta's STR requirements (City Proper)?

Hosts must hold a valid STR license ($150/year). Key restriction: The unit must be your primary residence (max 2 permits allowed, one must be primary). You must also collect the 8% Hotel/Motel tax and strictly adhere to noise/party ordinances.

How do Savannah's regulations impact turnover?

Savannah's Historic District has strict trash disposal rules (time-bound curb placement) and noise ordinances. Turnover teams must ensure trash is not left out too early (risking fines) and that cleaning activities (vacuuming) respect quiet hours.

What seasonal maintenance is needed in North GA?

Winter: Pipe insulation and leaving faucets dripping during freezes are critical.
Fall: Leaf clearing from decks/gutters to prevent slip hazards.
Pest Control: Seasonal treatment for ladybugs, scorpions, and carpenter bees is non-negotiable in log cabins.

Do I pay Georgia sales tax on cleaning fees?

Generally, yes. In Georgia, the "cleaning fee" is considered part of the "gross rental charges" necessary to complete the sale of the accommodation. Therefore, it is typically subject to both state sales tax and local lodging taxes.

How to handle Late Check-Out / Early Check-In requests?

Monetize it and coordinate it. Charge a fee (e.g., $25-$50) to discourage casual requests. Only approve IF your cleaning team confirms they can accommodate the compressed window. Never compromise the cleaning standard for an early arrival.