cleaners does anyone have cleaners that operate this way sounds pretty good to me.

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cleaners does anyone have cleaners that operate this way sounds pretty good to me.

Jay HinrichsBusiness Member
Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes

these cleaners provide all your bedding and towls and hand towels etc.

so when they do a turn over they bring the bedding and towels already cleaned and simply replace and take the used one's with them and wash and store them at their offices. Seems like a pretty nifty idea and could really cut down on turn times. basically operating just like a hotel would. U can choose the quality of your linens and towels as well if you have a high end unit or a low end unit etc.

All you folks in the Smokies does anyone do it this way?

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Ken Boone
Investor · Greenville, SC · Member since 2015 · 1k+ posts · 1k+ votes
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That's how a lot of the cleaners handle it that way in the Smokies. Some companies you pay a yearly linen fee but it operates as you describe. With my cleaners - I buy the linens and buy extras full sets of everything. So my cleaners always arrive with a fresh set of everything to swap out, then they take the used set back to launder. It works great for us.

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  • Ryan BrownPro Member
    Real Estate Agent · Louisville, KY · Member since 2022 · 65 posts · 21 votes
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    @Jay Hinrichs, not in the Smokies, but we had a cleaning company here in Louisville that ran it exactly that way. They brought fresh linens and towels on every turnover and took the dirty ones back to wash at their place.

    I liked it. It cut some of my laundry costs, and it was still extra revenue for them, so it worked out for both of us. On top of the cost side, you're not wearing out your own washer and dryer, you don't need to store a closet full of backup sets at the property, and the cleaners aren't waiting on a load to dry before they can finish the turn. Like you said, it's basically how a hotel does it.

    I'd love to see more cleaners offer it. For anyone with a few units, it's worth asking your cleaner whether they'd add it as a service.

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  • Ken Boone
    Investor · Greenville, SC · Member since 2015 · 1k+ posts · 1k+ votes
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    That's how a lot of the cleaners handle it that way in the Smokies. Some companies you pay a yearly linen fee but it operates as you describe. With my cleaners - I buy the linens and buy extras full sets of everything. So my cleaners always arrive with a fresh set of everything to swap out, then they take the used set back to launder. It works great for us.

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  • Daniel Jung
    Member since 2026 · 61 posts · 21 votes
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    We have used both setups, and the linen service model is hard to beat once you have tried it. The cleaner walks in with fresh, matched sets, swaps everything, and walks out with the dirty laundry. No machines running for hours after checkout, no one folding towels while the clock runs on a same day turn, and the beds always look the same from one stay to the next.

    The trade-offs are real, though. You give up control over linen quality and replacement, and you are depending on their stock and their schedule. If they are short a set or running late, your turn feels it.

    My advice is to trial it on one property first, check the linens closely for a few turns, and keep a backup set of your own on site for the day something goes sideways.

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  • Jon Martin
    Member since 2022 · 1k+ posts · 1k+ votes
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    Certainly the most stress free setup. Only downside is you have to be ok with whatever linens they provide.

    My cleaners arrive with clean sets from the previous turn and take the dirty sets home to clean. Rinse and repeat. The issue is that if you have multiple cleaners, which you should because you need at least one backup, you need a set of sheets and towels for each.

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    • Jay HinrichsBusiness Member
      OP
      Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
      3d

      my kids just switched over to this process on their ski cabin in Utah.. seemed pretty efficient to me. But I am a rookie at str as we all know or maybe some know.

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  • Lee Futcher
    Technology · Vancouver, BC · Member since 2026 · 53 posts · 6 votes
    2d

    @Jay Hinrichs Hinrichs makes a lot of sense. Linens are usually the bottleneck on same-day turns, so taking them off the cleaner’s plate is basically the hotel model. Two things I’d ask before signing: who owns the linens if you switch vendors, and how do they handle stain or damage charges? Curious what the Smokies folks pay per turn for it.

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  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 4k+ posts · 3k+ votes
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    The idea is definitely good, but I have struggled to find a good cleaner in my area able to execute it well.

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  • Jules Aton
    MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
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    My favorite startety so far is my housekeepers provides starter supplies and linens from a company they contract with and it is in part of their cleaning fee. I've had no issues with quality and my housekeeper is excellent so I would imagine when there is a towel or sheet that is damaged they have extras to change out. Cleaning and replacing damaged quilts, pillows and mattress pads is enough for me. Sheets and towels take it to a whole new level that I'd rather avoid.

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  • Matthew Tregoning
    Property Manager · Melbourne, FL · Member since 2019 · 472 posts · 173 votes
    1d

    The quilts and mattress pads Jules mentioned are worth sorting out up front. Fresh sheets help, but a stained protector still needs dealing with before check-in. I’d ask what happens to those pieces on a same-day turn so the cleaner isn’t improvising on a busy Saturday.

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