Welcome
Let's get your lake house earning.
Thanks for talking with us. This page walks through what working with Yankee Pedlar actually looks like: what we handle, what we ask of you, and how the relationship runs through the season.
Yankee Pedlar Realtors has been managing summer rentals in the Lakes Region for more than 50 years. We work out of our office on North Main Street in Wolfeboro, and we handle every booking personally.
We are very hands-on, and that is what keeps it boutique and personal. It is also why we are picky about what we add to our inventory. Even so, we currently handle one of the largest inventories of waterfront rentals on Lake Winnipesaukee.
What we handle, what you handle
We handle
- •Marketing your property and fielding inquiries
- •Screening renters and confirming bookings
- •Sending the lease and collecting signatures
- •Collecting rents, taxes, and security deposits
- •Paying you your rental income, minus our commission
- •Coordinating turnovers and cleanings after every stay
- •Handling property concerns from renters during their stay, only reaching out to you if we genuinely need to
- •NH Rooms & Meals tax filing and remittance
- •Year-end 1099 and a season summary statement
You handle
- •Hand the property over rental-ready each springOur sister business, Yankee Home Services, can take that on if you’d like.
- •Saturday trash pickup between rentalsYankee Home Services can coordinate this with a third-party vendor if you’d prefer.
- •Ongoing repairs, maintenance, and capital improvements
- •Keep us informed of amenity or access changes
- •Property insurance
Commission & how you get paid
Your commission is set in your management agreement. That's your only ongoing cost.
- •Owner checks run monthly, mid-month. Your payout goes out on the next monthly run after the trigger event below.
- •First payment: 50% of the rental, minus your commission. Paid on the next monthly run after we receive the renter's deposit.
- •Final payment: the remaining 50% of the rental, no commission deducted. Paid on the next monthly run after the renter checks in.
- •Cleaning fees, security deposits, admin fees, and taxes are renter expenses. They don't come out of your share.
If you'd like us to list your property on an outside platform like Airbnb or Vrbo, there's an additional service charge, covered in your management agreement.
Timeline for the season
We know you have plans to make too, so the sooner the better.
Fall
Sign your management agreement, fill in your season calendar, and confirm your property details. Earlier is better. The calendar drives everything that follows.
Late fall & early winter
We book long stays first. These fill in fast and they’re great ones to grab. The rest of the season books out from there. Bookings appear in your portal once we have a signed contract and deposit from the renter.
During the season
We coordinate every turnover and handle anything renters need. We collect feedback after each stay so you can see how it went.
Season end
A full season summary of your payments is yours to download, so you have a clean record for the year.
Photos
Photos are the single biggest driver of bookings.
- •We take photos of every property ourselves, no charge to you.
- •We'd love to use your photos too if you have favorites. A few ground rules: no people, no dogs, landscape orientation works best on the website, and sunsets and golden-hour shots are gold. You're there to enjoy the property at the times we can't be, so if you catch a beautiful sunset or a calm morning on the water, snap it for us.
- •You can add photos yourself any time from your owner portal. Upload them whenever you take something good, we'll approve them and add them to your listing if we see fit.
Setting up your home for renters
Before the first renter arrives, every home should get outfitted the same way: safe, stocked, and ready to hand over. This is the full checklist we suggest. We'll include a printed copy with your contract packet.
Download the checklist (PDF) to print or take through the house.
Safety & Property Readiness · 7 items
- Smoke and carbon monoxide alarms installed, tested and compliant with applicable requirements
- Fire extinguishers available and current
- Stairs, railings, decks, docks, ramps and porches safe and in good condition
- Heating, electrical, appliances, fuel tanks, water and septic systems in safe working order
- Fireplace/woodstove inspected and safe, or made unavailable to renters
- First-aid kit and flashlight
- Any owner-only rooms, closets or personal property securely locked or removed
Kitchen Essentials · 10 items
- Place settings for maximum occupancy: plates, bowls, glasses, flatware, steak knives, wine glasses and mugs
- Coffee maker and filters, toaster, blender and/or other appropriate small appliances
- Can opener, corkscrew/wine opener, oven mitts
- Cutting boards and sharp food-preparation knives
- Cookware: pots, pans with lids, frying pan, saucepans and large lobster/corn pot
- Baking and prep tools: cookie sheets, colander, tongs and mixing bowls
- Serving platters, serving utensils, salad bowl and kitchen scissors
- Food-storage containers
- A functioning ice maker or sufficient ice cube trays
- Optional basic pantry items such as salt and pepper
General Household Items · 11 items
- Air conditioning/fans as advertised
- Indoor dining seating for maximum occupancy
- Vacuum, broom/dustpan, mop/bucket and deck broom
- Toilet plunger and toilet brush for each bathroom
- Hair dryer and towel hooks
- Iron and ironing board
- TV with functioning streaming/cable setup
- Internet/Wi-Fi with network and password clearly labeled
- Spare light bulbs
- Board games/playing cards
- Trash cans: kitchen, bedrooms and bathrooms as appropriate
Bedrooms · 9 items
- Clean, stain-free pillows; replace as needed. New pillows are inexpensive and one of the easiest ways to make your home feel fresh
- Mattress and pillow protectors, clean and free of stains
- Blankets freshly laundered before season
- Coverlets and pillow shams cleaned before season
- Hangers
- Trash can in each bedroom
- Full-length mirror where practical
- Fan where appropriate
- Sheets and towels removed or locked away from renter access
Cleaning & Starter Supplies · 4 items
- Starting supply of toilet tissue and paper towels
- Dish and laundry detergent
- Appropriate cleaning products so renters can care for the home during their stay (our turnover crew brings its own supplies)
- Vacuum bags/filters or supplies as needed
Instructions for Renters · 7 items
- Trash pickup day, location and recycling/separation instructions
- Wi-Fi network and password
- Property-specific notes and important operating instructions
- Streaming/television instructions
- Emergency or caretaker contact information where appropriate
- Clear identification of any prohibited or off-limits areas
- Share every instruction with Yankee Pedlar as well. Send a PDF or Word document and we will add it to the renters’ online portal and the information binder at the property. The more instruction, the better
Outdoor · 9 items
- Gas or charcoal grill with brush and tools; full propane tank if gas
- Picnic/dining table and lawn/beach chairs as appropriate
- Adequate outdoor trash containers with tight-fitting lids
- Outdoor wood furniture cleaned and appropriately sealed/oiled or protected for rental use
- Protective covers provided for outdoor furniture where practical
- Outdoor furniture checked for loose hardware, splinters, sharp edges and instability
- Grill positioned safely away from structures and grease buildup removed
- Exterior and pathway lighting functioning
- Dock ladders, cleats and other waterfront hardware secure and in good condition
Guest Convenience & Turnover Readiness · 8 items
- Two sets of working keys or a functioning guest-entry system, with the keys left with Yankee Pedlar
- Thermostat, mini-split and other important controls clearly labeled
- Basic instructions available for unusual appliances, generator or property systems
- Refrigerator and freezer emptied of owner food unless specifically intended for renter use
- Owner valuables and irreplaceable personal items removed or securely locked away
- Adequate storage space left available for renter groceries, clothing and luggage
- All advertised amenities tested before the first rental of the season
- Property photographs and listing details reviewed for accuracy before booking season
Your owner portal
Once you're on board, you get a login at WinniRE.com. Here's what you'll see.
Your annual contract
Sign the management agreement online. Track signature status. Download the executed copy any time.
Season calendar
Click the weeks you want for yourself. We work around your dates. If you can, take your time in chunks rather than single weeks here and there.
Amenities confirmation
Once a year, review and confirm wifi info, bedroom layouts, climate setup, what the kitchen has. Keeps our listings accurate.
Bookings
See every confirmed booking on your property: guest, dates, totals, post-stay feedback when available.
Earnings
Running tally of what you're owed and what's already been paid out, by booking and by season.
Edit your listing
Update descriptions, swap photos, change access details. Submits for our quick review and goes live.
Anything you need
If you're already renting with us, your contract, calendar and property details all live in your owner portal.
Not with us yet, or want to talk something through? We're a phone call or email away.
Yankee Pedlar Realtors · 12 North Main Street, Wolfeboro, NH