Cleaning and linens inside the rent, or billed on top of it

Beginner framing because I get asked this every month by owners who are new to furnished, and I do not think the room agrees on it.

Corporate furnished usually includes some level of service. Mid stay housekeeping, linen swaps, restocking paper goods and soap. Call it every two weeks. In my market that runs somewhere between $110 and $160 a visit for a two bedroom, so about $250 a month if you do two visits.

Option one is to build it into the rent. Quote goes out at one number, the company approves one number, the cleaner shows up on schedule and nobody thinks about it. That is what most relocation coordinators seem to want, because their approval process handles a single line item much better than a variable one.

Option two is to quote the rent lower and offer service as an add on the tenant or the employer selects. Some corporate tenants genuinely do not want a stranger in the unit every other week, especially longer stays where the person has settled in and treats it as home. Charging them for a service they refuse makes your headline rate look worse than a competitor who leaves it out.

Option three, which I have used and dislike, is a single deep clean at the midpoint of any stay over three months, included, with anything else billed hourly.

The reason it matters for a small owner is that $250 a month is real money on a unit doing $2,900, and it either comes out of your margin or it shows up on your quote. Which way do you write it?