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Dear fellow hosts, I’m new to hosting and I just created my listing about 5 days ago. I had my first reservation from 25 dec - 30 dec, which is really exciting for me. However this group of guest told me they want to extend their stay for 2 more nights and offered to pay cash. I rejected politely and explained to them my insurance only covers booking through certain platforms such as Airbnb. And they told me they would book through air and then a few days later they offered to pay cash again! I was a bit offended because I rejected once with good reason then I had to reject again. After my second polite rejection, the guest stopped responding to my text message (yesterday). Just now they finally accepted the alteration request through air. I was thinking what a relief (because I blocked my calendar for them for the past few days). Then seconds later I got email from air stating attempt to charge my guest’s card failed…
So, if they fail to pay in the end. Do I bear the cost or air covers it?
I am having some financial hardship due to several events in the past months, that is the main reason I started doing Airbnb, using my parents’ holiday home. My parents allow me to keep the income after paying for all bills. I’m desperate to be a good host and at the same time earn some money to pay for my own bills and mortgage. But I only got one enquiry from air since listing, and 1 from stayz (I listed on three platforms). Can some Melbourne hosts share their vacancy rate with me please? It is summer here and my listing is close to beach so I expexcted more inquiries but the reality is not much at the moment Hopefully I can get more from now on. I believe I put very reasonable prices, I got a villa and my price is comparable to apartments in my area.
Any advice or comments are highly appreciated and Happy New Year to all!
If they failed to pay then you bear the cost. They need to move out after their initial (paid) period ends. If ever in doubt, please speak with AirBNB.
I am also on Stayz and haven’t accepted a booking yet. I find it attracts pretty dodgy people. I had someone from Newman enquire for his wife and child. Stayz released my mobile number and the woman called and harassed me claiming that her husband paid (he didn’t) and demanded I gave her the address and confirmation number. Urgh.
I’m in Perth and not near the beach (20 minutes by car or train) so my vacancy rate isn’t applicable. We found Sept - Nov to be really busy but then it’s slowed down. We only had 3 bookings in Dec, but we had fallen off the platform in November and so perhaps this along with the summer impacted on that.
I normally look at what others on AirBNB in my area for comparable accommodation is charging, their listings, and their calendar (to figure out when they’re potentially booked). I also have a look at nearby “professional” accommodation like hotels/motels/etc. to see what I offer comparable.
We had a few queries from Asian guests who were asking about wifi, parking, etc. so I put that up front. During the summer, I also highlighted that we have aircon.
Hi ash, thank you for your kind reply. I will try to contact my guest tonight if I still don’t receive payment confirmation from air. Just my booking guest is really shy/non responsive, she rarely replies to my messages except the night she wanted me to accept her request for booking.
I still have no idea what happens to the stayz booking. After I accepted their booking, I got no confirmation email from stayz, but I can see the booking has been accepted on stayz owner admin page. I also sent the guest a simple guide including how to get to my place and how to check in and what I offer them, but no response. I guess it is normal since their booking is half month away.
I also like to share the insurance I purchased. I bought usual building insurance for holiday rentals from racv. Then I bought sharecover for contents, building (repetitive maybe), and I believe it covers theft and guest damage. The share cover is only purchased when there is guest researvation, it is about 5-6aud per night. I may switch to half year or yearly subscription if i find my vacancy rate to be high. It is the only insurance I found that covers short term rental (only bookings through certain platforms like air, stayz, booking.com, Tripadvisor etc.).
I wonder if any host in Australia has other options or recommendations regarding insurance? I want to get enough protection and never be hit by another big financial loss.
Hi Ash, looks like you maybe right about stayz. I called stayz what to do with the booking, how to collect payment, etc. They taught me to send a payment request so I did. The guest who enquired then told me " your place seems quite expansive, I have found another home at xx, it is only $1300 for 10 nights. Let me know if you can match this price…"
My price is $1860 AUD for 10 nights including cleaning fee. It has two bedrooms, two living rooms, two bathrooms, dinning room, fully equipped kitchen and laundry, unlimited internet, Netflix, lockup garage, additional parking space, garden and close to everything including beach. All essentials are provided even food. I’m new so I set my price 20-30% below my competitors, and this lady thought my place is quite expansive. I turned her down immediately.
It is an interesting experience to be a host
Where exactly are you in Melbourne? You may find with those prices your target market in families and overseas guests with higher budget who usually book quite a lot in advance. My listing is quite different, private room in Prahran and less than half of yours which sleeps 3 people so we have a very different market. My people are usually on a budget, albeit some have been very wealthy, single workers or small family and friend groups that want to be super close to transport, shops and cafes. Most travellers don’t have a car.
If you post your listing we are all very good at giving honest feedback if you think we can help. Once you get some reviews, your booking should be pick up. I use ABB at least a few times a year, as a guest 10 in the past 18 months if you include my son’s current trip and I never book places without at least 5 reviews - I just don’t trust unknown people when I have to fly 20-30 hours to get where I am going!
I’d politely reply back and say, “My price is firm. I hope you enjoy your stay at the house in XX”
I agree with @Helsi. Don’t set your price too low. It might put good people off because they might think there is something wrong with it (i.e. if it’s too good to be true, it probably is.)
Thanks a lot to everyone above. Luckily my current guest paid successfully yesterday before I needed to ask.
Here is my link, please help me to review a bit and point out my weaknesses, I’m new and I’m sure something can be done to make my listing more attractive.
I plan to buy a few more paintings. My partner and I disagree about whether to hang painting above where guests sleep. I see a lot of places do that but my partner tells me it could be a safety hazard. I don’t think paintings will ever drop if they are secured properly. What is your thoughts?
Hi @Freya I think your listing is great and the bedrooms are very well presented. My suggestions would be
Sell your parking a bit more
Provide some beach towels, they are all on sale now and put a picture of this
Forget offering fresh towels every 3 days, they have a machine and dryer and can do this themselves. Leave powder/liquid for them and clear instructions as everyone’s machine is very different
Forget the paintings, you don’t have the money right now, get some cheap ikea art if you must.
Drop your monthly discount to 20% and do some plugging in your title and listing for long term stays. Although you are near the beach, it’s still a very suburban area and a bit of a walk and it’s a bay not a surf beach so people looking for beach holidays are not really your main market. More relocating families and workers most likely. Also considering dropping your daily price to $125 and making it a special for first 10 people to book minimum a week and leave you a review.(you can’t really make them leave you a review but that’s not the point). Emphasise that the normal price is $200 a night. Then you will have some reviews and can charge more. Increase your minimum stay to at least 2 nights.
Put some pictures of local cafes and Sandringham yacht club & plug how close you are to the great wineries of Mornington Peninsula & more personal and homely and welcoming than a big city hotel.
In addition to what @Emily has put forward…
*Your listing states it has 3 bedrooms in the start, but in your description, it states it’s a 2x2. It’s fine to state it’s a 2 bedroom villa with a fold-out sofabed.
*I would specify that Woolworths is a supermarket (or just say supermarket instead of Woolworths). In the US, Woolworths was a dime store that did not sell groceries - similar in the UK. Both US and UK stores went into bankruptcy but people my age and older will still remember these chains.
*I would specify free wifi, air conditioning (split cycle or evap - whichever it is) and parking in the description.
*I would nix the airport pickup and change of towels.
*You can highlight that there is Uber in that area or the distance from the airport/Melbourne CBD.
*How far is St Kilda by bus?
*Under your “things to note”, I would leave out that you don’t provide things and definitely drop that it’s due to hygiene reasons. Keep your listing positive about what you do provide.
*Why is the place not suitable for children under 2 but it’s family-friendly?
*How close are you to Frankston station? Can you walk there? Where does it go? How long does it take to get there? I’d mention that you because you seem very close to it!
*You also seem near to Moorabbin Airport. What do they fly from it? My husband is a pilot and would literally be so excited to find an airport nearby.
I think your place would look better with a bedhead on the master bedroom, but I wouldn’t not book your place because of it.
Hi Emily, Thank you so much for your extremely valuable inputs! I think you made some very good points, and I’m about to edit according to some of your suggestions. Just the price part, I think I can’t lower it that far but I will definitely offer more discount to attract guests. I got a back to back booking today, so I have roughly 4 hours to clean the property this Sunday. It seems a challenge to me but I’m excited. Hosts on this forum are so nice and thank you for helping newbie like me
Hi Ash, thank you very much for your great inputs. I find myself a bit vague in my description, I wouldn’t realize without you pointing out to me. I’m gonna edit according to your suggestions and I really appreciate your help
I highly agree with you on the bedhead, just need a few more guests and I can start to upgrade and hopefully offer more value to my guests. As for Moorabbin airport, I had little knowledge because I don’t live nearby, but I know it is mainly for light aircrafts and they have flight training courses there. It is quite busy especially during the weekend, hence residents around the airport have complained about the noise issue for many years. My listing is not heavily affected compared to those close by it and we only hear occasionally if we stand in the courtyard on a nice weather day, so it doesn’t really bother me
That’s great! My advice would be have 3 sets of sheets on rotation (get them cheap now on sale), 2 for back to backs and one as a back up for the inevitable stains, damage etc. that way when you do a back to back you don’t have to waste time washing and drying sheets and it’s easily doable.
However, guests are very lax at coming and leaving on time. Make sure you message current guests 2 days before departure to ask what time they will be leaving so you can arrange the cleaner and politely remind them check out is by x time, not at x time. Then message the new guests and tell them how much you are looking forward to hosting them, what time will they be there after x time so you can ensure your departing guests are gone and home is beautiful for them. Also ask if they any special request with respect to milk and bread (not special requests as an open question) please let me know today so I can meet your needs otherwise I will provide full cream milk and brown bread or whatever you plan to provide.
I agree with Emily to be clear and firm in the communication with guests, and having a few sets of sheets on rotation.
We got our “artwork” from the Reject Shop. We needed something large for a wall, and we got something for $39. I would also have a look at Gumtree and Op Shops.
We got our sheet sets from Target - 500 thread count white for $59 (now $49) for a double bed. They’ve held up really well, but they are cotton which wrinkles a bit. Others find a cotton/poly mixture works well.
For children under 2, I plan to buy a crib before I activate it. I saw a discussion on the forum about possibility of infants urinating in the bed. We do have a mattress protector but it is not waterproof, I don’t want my new mattress ruined. Also, I’m not sure about safety requirement for infants, like I may need safety gate for them? A lot to learn for me
You need to get a waterproof one. I got a new mattress and put a waterproof one that completely encases the mattress and then put the polyfill mattress pad on top of that, then the fitted sheet. Even adults have accidents or engage in activities that sometimes produce enough fluid to soak through to the mattress.
Thanks! Sounds like I need waterproof ones as soon as possible. I’m gonna do some shopping and put them on hopefully before next guest checks in.
And I hope it is not too late, my current guest has a cute little girl about five. I have never raised a child so I’m not too sure what to expect from a child.
I went many months without the waterproof one. I don’t allow young children and I figured the one elasticized polyfill one would be sufficient. Then another forum member posted that a grown man urinated on one side of the mattress, flipped it over and wet the other side the next night. I went to Amazon and ordered this one.
Hopefully I can get more from now on. I believe I put very reasonable prices, I got a villa and my price is comparable to apartments in my area.
Others find a cotton/poly mixture works well.