Can I Turn My Flat Into a Shortlet? What to Check

Yes, you can usually turn your flat into a shortlet, if the people who have a say agree. If you rent, you need your landlord’s written consent. If you own, you need to check your estate’s rules. Then the flat needs furniture, power backup, water and Wi-Fi, and the numbers must work better than a yearly let.

This guide takes you through each check in order, so you can decide before you spend money. It is written for Nigeria, but it is not legal advice: always read your own documents.

Do you own it or rent it?

Your first question decides who you need to ask.

• If you own the flat,check the estate or building rules, any mortgage terms, and whether any co-owners or family members have a say. Family property often needs everyone’s agreement.
• If you rent the flat,read your tenancy agreement first. Many Nigerian tenancy agreements say you may not sublet or part with the flat without the landlord’s written consent. Letting it by the night without that consent can put your tenancy at risk.
• If you manage it for someone else,you need the owner’s written agreement. It should say who pays each cost, how the income is shared, and who deals with guests and repairs.

If you own the flat with a mortgage or a loan, check its terms too. Some lenders set rules on letting a property, and it is better to ask than to find out later.

Not sure what your agreement says? Our guide to tenancy agreements in Nigeria explains the usual clauses.

Getting permission from a landlord or estate

Ask in writing, and be specific. A clear request gets a clear answer. Say:

• that you want to let the flat, furnished, for short stays of nights or weeks;
• how many guests at a time, at most;
• your house rules on visitors, parties and noise;
• how guests will get past the gate and who they report to;
• who pays for any damage, and how you will handle complaints.

Many estates and residents’ associations have their own rules on visitors, gate passes, parking and security levies. Some do not allow short stays at all. Rules differ from estate to estate, so ask yours directly and keep the reply on file.

Rules from the state can apply too. Short-stay lets and hotel-style taxes are set by each state, and they can change. Ask your state’s tourism ministry and revenue service what applies to you before you start.

If the answer is no, do not run the shortlet quietly anyway. One complaint from a neighbour or the gate can end a tenancy or bring a fine from the estate. Keep the flat on a yearly let, or look for a different flat where short stays are allowed.

It also pays to talk to your neighbours before the first guest arrives. Give them your phone number and explain your house rules. Neighbours who know you can call you first, before they complain to the estate.

What the flat needs before a first guest

Guests compare your flat with a hotel room. Before the first booking, make sure you have:

• Beds and linen: good mattresses, pillows and at least two sets of linen per bed.
• Cool rooms: air conditioning or strong fans in every bedroom.
• Power backup: a generator, an inverter with batteries, or solar.
• Water: a steady supply, such as a borehole or a tank with a pump.
• Wi-Fi: strong enough for video calls.
• A working kitchen: cooker or hob, fridge, pots, plates and cutlery.
• Safety: strong locks, a fire extinguisher, a smoke alarm and a first-aid kit.
• Clear rules: house rules and check-out steps, printed in the flat.

Guests will also ask a few questions before they book. Have clear answers ready:

• How many hours of power do I get, and is generator fuel included?
• Is there running water all day?
• Is there a gate, a guard or an estate entrance, and what does the gate need from me?
• Is there parking, and for how many cars?
• Is the Wi-Fi fast enough for work calls?
• Can I bring visitors, and until what time?

Check your home insurance too. A policy written for a home you live in, or let for a year, may not cover paying guests, so ask your insurer in writing.

Then look at what similar flats offer. Browse shortlets on Cabans, or go to your city, such as Lagos or Abuja. Note their photos, their prices and what they include.

Shortlet or yearly let for this flat?

Both can work. They suit different flats and different owners.

A shortlet suits a flat in an area guests already look for, close to offices, the airport or places people visit. A flat far from all of those may earn more, with less stress, as a yearly let. For the full comparison, read short let vs long-term rental.

How the money changes

A yearly let pays you one sum, then the tenant covers most running costs. A shortlet pays you night by night, and you cover the running costs. So the question is not “what is the night price?” but “how many nights will I sell?”.

You can test it with three numbers from your own area:

1. Your monthly costs as a host: power, water, Wi-Fi, cleaning, laundry, estate charges, repairs and restocking.
2. Your night price, based on similar flats nearby.
3. The yearly rent the flat would fetch, divided by 12.

Now add your monthly costs to the monthly rent you would give up. Divide that sum by your night price. The answer is how many nights a month you must sell for a shortlet just to match a yearly let. If that number looks high for your area, a yearly let may be the better choice.

Remember the one-off costs too: furniture, linen, kitchen items, power backup and photos. And keep records of every naira in and out, for tax. Rental income tax in Nigeria explains the basics.

The timing of the money changes as well:

• A yearly let usually pays you the year’s rent up front, so you know your income on day one.
• A shortlet pays as guests stay. Some months will be full and some slow, so keep money aside to cover the slow ones.
• Booking sites may take a commission or a fee from each booking. Count it as a cost when you do your sums.

A fair way to decide is a trial. Run the flat as a shortlet for a few months, keep careful records, then compare the result with the yearly rent you gave up. If the shortlet does not win clearly, a yearly let is a perfectly good answer.

Your first listing, step by step

1. Get permission in writing. If you rent, get your landlord’s written consent. If you own, check your estate or building rules. Keep the answers on file.
2. Get the flat ready. Furnish it, sort out power backup, water and Wi-Fi, and add safety basics such as a fire extinguisher and a smoke alarm.
3. Take bright photos. Photograph every room, the entrance and the view in daylight, after a deep clean.
4. Decide your price and rules. Set a night price, any cleaning fee and a caution deposit, and write your house rules on visitors, parties, noise and check-out time.
5. Create the listing on Cabans. Sign in with a business profile, open the seller dashboard and choose “Create New Listing”. Choose Short Let, then add the price, photos, description and rules.
6. Wait for approval, then answer enquiries fast. The Cabans team reviews listings before guests see them. Once yours is live, reply to every enquiry quickly.

Once your listing is live, you can let guests book and pay online through Paystack. Tick “Take bookings online” and set your calendar, prices and booking rules. Follow how to make your short let bookable online, or read about taking shortlet bookings online.

Cabans charges hosts a 5% commission. The guest pays Paystack’s payment fee, so it does not come off your earnings. You are paid within 7 days after each stay, and sooner if the guest approves the payment after their trip. New to hosting? The free Host Academy explains each step.

Permission sorted and the numbers work? List your short let on Cabans. For the bigger picture, read how to start a shortlet business in Nigeria.

Frequently asked questions

Related guides

How to start a shortlet business in Nigeria · Short let vs long-term rental · Tenancy agreements in Nigeria · Registering a shortlet business · How to list a short let · Landlord guide Nigeria