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This just makes me really relieved that my property works well with IB and I have it on and am happy with it. And while I prefer a moderate cancellation policy, I’ll be switching to flexible if they raise the fees just because I don’t trust them to stand by their cancellation policy anyway, I mostly view it as a deterrent from lousy guests.
I really feel for those hosts who need to have a strict policy and where IB simply doesn’t work for their set-up. I just got an IB for tomorrow and I’ve messaged the guest to find out their arrival time within minutes of their booking and haven’t heard back yet. Tomorrow is a busy day, so I can make it work, but I’ve got a check-out tomorrow as well so I’m hoping it’s a later check-in. But I doubt it. And they don’t have the courtesy of responding to me within 10 minutes of their booking? It’s nerve wracking and I’m gonna get dinged if they show up and I’m not home or it’s not ready yet. Thankfully this is a rarity for me, but this is common reality for many people even without IB and Air is really pushing hosts to leave the site…
I am glad I am taking a break from hosting. Between charging more for not using IB, and the increased fees for strict & moderate cancellation policies, I would feel that I am taking on a lot of risk as a host. I’d feel unsafe accepting sketchy IB guests into the home I live in, and I’d also feel I was taking all of the financial risk with having my calendar blocked until a guest cancels at the last minute.
And I do not believe Air will stand by their policies (and protect hosts) with instant book either. After a while - if all hosts were on instant book, and guests still continue to just click through photos (without reading anything) Air is going to piss those guests off because they will lose a lot of money.
Imagine a guest books a house for a week with a four person maximum. Guest just assumes their two toddlers don’t count, so they are really bringing six. Host finds out soon after booking and says “sorry - but you will need to rent another house for two of the people.” - Well guest isn’t going to do this as husband and wife with four kids aren’t going to rent two houses now.
In the end, host refuses to refund their $1,500. What do you really think Air is going to do?? The guest WILL file a chargeback with their credit card company. And Air is not going to just eat those kinds of charges over and over and over again.
Sarah, You are expressing what I’ve said many times before about the direction Airbnb is taking, which is to become less personalized. They want us to function like Expedia.com, etc., which is faceless, but it’s super convenient for guests. They push a button and it’s all done. They don’t have to schmooze and cajole us–just show up!
Yeah. Thankfully this isn’t normal for me and my “niche” with Air is a private and fully separate space. But the problem with IB and the general faceless booking process is that we have questions we need answered since this is our only space and we have lives. If he arrives at the beginning of my check-in window I’m screwed. If he communicates with me that that’s when he intends to arrive I can cancel my plans and make it work. But that is a last resort which will be necessary though because the people currently staying have a dog so there’s extra cleaning involved.
And I’ll be pissed if he never messages me back and I cancel my plans and then he arrives at like 9pm. Because it’s all not necessary with some basic communication.
And switching to all IB and completely flexible policies will hurt everyone long-term because the quality is going to go down and then there’s no niche.
If I were you I’d definitely rent LT, especially since you have the seasonal ebb and flow. You work your butt off then coast a little and make a little less. Seems like it would balance out and you wouldn’t have to work as hard IF you really screen a LT tenant.
It all depends on the situation. What’s funny for us is that the city inspector specifically told us that we cannot do LTR in our space without a variance from the city since we’re zoned for single family occupancy, but we can let people stay up there short term all we want, other than that it can only be either immediate family or friends visiting, but both we could not profit off it. We’re probably fudging it a bit, but our state has already passed the house saying that owners can do STR even if local municipalities say otherwise and they’re working out collecting taxes through Air.
I like that I can keep an eye on the place and not have a long-term tenant destroying it.
Yeah, give incentives for the behaviors you want, not punishment for those doing what they need for their property. Everyone agreed to 3% fees when they signed up. So give a discount to those who are doing what you want…
I had a guy I knew for years rent from me and he destroyed my house. Meanwhile we have a great tenant right now who takes great care of it. It all seems so random in a lot of ways, and the best screening techniques tend to be illegal, lol.
But I do think, especially with LTR, price point really does affect the quality of your tenant. Because at a certain price you’ve naturally screened out the lousy tenants because they can’t afford it. With what I have that I STR, I wouldn’t be able to price out the lousy people and it would get destroyed like the last 4 people who my dad rented it to before me (illegally, lol).