Updated on December 16, 2024
“The most luxurious item is a beautiful bed and beautiful, simple sheets.” – Former American fashion journalist Andre Leo Talley
From soft, durable sheets to plush 100% cotton towels, a simple, high-quality linen program can enfold your guests into the welcoming embrace of comfort while streamlining your property management.
In Part 2 of our STR Cleaning Series, we’ll guide you through selecting, caring for, and managing vacation rental linens to deliver a luxurious guest experience, manage efficient turnovers, and leave a polished, professional impression reflected in your reviews.
Hospitality-grade linens
Investing in hospitality-grade linens is a professional standard for vacation rental properties. These linens are designed to endure frequent washing and provide longer-lasting comfort and quality than retail-grade alternatives, reducing replacement costs over time. White linens are easier to clean, provide more decorative versatility, and give the perception of cleanliness.
Bedding
Higher thread-count sheets can deliver softer textures and more durability.
“But really, the kind of thread is going to give you the results you want, and with short-term rental hosts, we don’t have a lot of time to turn over,” Sarah Karakaian, co-host of the Thanks for Visiting podcast, said on her YouTube channel. “You want the sheets to be clean and then put them on the bed.”
Therefore, Sarah said to opt for microfiber-thread sheets if you don’t have time to iron them for each turnover.
“It’s not going to have that wrinkled look that you can get from 100% cotton,” Sarah said. “If you have to have cotton, you can get a cotton blend, which works really well, or make sure it has a sateen finish, which will wrinkle less.”
Breezeway, a property care and operations platform for vacation rental hosts and managers, recommends a T250 cotton/polyester blend (60% cotton, 40% polyester) for bed linens. This blend offers a balance of durability, softness, and ease of care. Unlike microfiber-thread sheets, these blends can withstand frequent high-temperature washes.
Towels
To ensure absorbency and quick drying, opt for 100% cotton bath towels in a 14-pound per dozen weight. For each guest, provide four towels – two in use and two as backup. It’s also a good idea to provide two black washcloths per guest to remove makeup.
HostGPO recommends having four hand towels per bathroom and three white, 100% cotton bathmats per bathroom – one in use and two as backup. Bathrobes can be a nice extra touch that provides hotel-quality comfort. If you choose to provide bathrobes as an amenity, white,100% cotton terrycloth (two per guest – one in use and one as backup) is the easiest to clean.
If your property has a pool or hot tub or is near a beach or lakeshore, consider supplying two beach towels per person.
Holli Kohls, owner of Kohls Property Services and Treasurer of Home Hosts of Door County, Wisconsin, recommends providing a minimum of 12 kitchen towels per kitchen.
“People don’t always understand how important kitchen towels are. So that is something that I feel is pretty important,” she said.
Washing and drying
The right washing and drying protocol ensures that linens are sanitized and maintained for durability.
Breezeway recommends using a mild, commercial-grade detergent and washing white linens at high temperatures (140 degrees Fahrenheit or higher) to sanitize effectively.
For stains, pre-treat with OxiClean, advised Vanessa Higgins, CEO of Clean Tu Casa in Atlanta, Georgia, on the Angela Brown Cleaning Show.
Budget tip: Instead of buying OxiClean, mix one part dish soap (like Dawn) with two parts hydrogen peroxide (the active ingredient in OxiClean). Spray it on stains and use an old toothbrush to work it into the fibers before washing linens.
Cleaning experts caution against overloading machines, which can cause wear and tear. Breezeway recommends loading the washing machine at no more than 80% capacity.
Dry linens on a controlled cycle until just dry to prevent shrinkage and stiffness. Vanessa suggested shaking out linens before and after washing and drying to remove hair and reduce wrinkles. As a last defense, keep lint rollers on hand to remove stubborn hairs.
Instead of a commercial fabric softener, she uses ¼ cup of white vinegar to soften linens. Not only does this save money, it also cuts down drying time and is a stain remover, she said.
“The commercial softeners tend to get so absorbed in the fibers of the material that it takes a lot longer of a process to dry it,” Vanessa said.
Bonus tip from Sarah’s mom: Take the bedding out of the dryer right before it’s dry and immediately make the bed. When your guests arrive, the bedding will be dry and wrinkle-free.
Finally, regularly check linens for wear, stains, or fraying and replace them promptly to maintain a high standard for guests.
Finding a commercial linen service
If your property lacks a reliable washer/dryer or your washer/dryer doesn’t have enough capacity for quick turnovers, consider outsourcing to a commercial linen service.
Partnering with mom-and-pop laundromats will give you more personalized service, attention to detail, and more leeway for price negotiations to tap down costs, Vanessa said.
Wholesale services that cater to hotels and restaurants may offer bulk rates as low as 75 cents per pound, but quality checks for stains can vary, she said.
She recommended comparing pricing and logistics to ensure that outsourcing makes sense for your operational needs, such as how long it takes to drop off clean linens.
Bed-making technique
A crisp and inviting bed setup makes the first impression that seals five-star reviews. Use the hospitality corner method for a polished look:
- Lay the flat sheet evenly, tucking the sides under the mattress.
- Create hospital corners at the foot of the bed for a clean finish.
- Place the duvet, comforter, or quilt and smooth it out.
- Arrange pillows neatly.
For a step-by-step visual guide, watch this bed-making video from Avai Property Solutions, a luxury vacation rental cleaning business in Sarasota, Florida, starting at 1:38.
Keeping a linen inventory
Finally, Breezeway recommends adopting a “Linen PAR” system with three sets per bed: one in use, one as a backup, and one for laundering. For towels, stock two sets per guest plus a spare. Maintaining ample inventory will help avoid turnover delays.
“Three sets is the best way to go about it because should you have some stains from blood or any kind of surprise or if there’s a tear in the linens, you want to make sure that you’re always having pristine-looking linens between towels and sheets on hand,” Vanessa said.
Read more: STR Cleaning 101
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