Changing from renting a room to entire property

[Callum73]

Hi everyone, 👋 

I could do with some tips and advice. I have been using Airbnb for four years to rent a room in my bungalow. For the most part, it's been a pleasure to meet everyone, with the majority of people respecting my house. 

My circumstances are changing next year and I would like to trial renting out the entire property. 

So far, I have had bookings from people who have no reviews. I'm finding it difficult to rent it out to people who have no track record. AirBnB gives a really limited view of the individual if there profile has been updated. 

If they have no reviews, I decline. I appreciate everyone has to start somewhere but am worried if I approve it may open me up to those with a lackluster track record. 

Any advice from people who have made the move from room to whole property would be welcome. 

[Helen3]

I've been hosting for ten years about 25% who book have been new to Airbnb. @Callum73 

I include vetting questions as part of my IB process . I wouldn't turn down a booking just because a guest is new to the platform .

I rent out a room in my home plus cohost whole listings .

just as you have for a home share you will need your fire assessment plus you maybe eligible for business rates (check with your council) and you will need to pay for commercial waste if on business rates 

you will also need to let your insurance company know you're changing to home insurance for STR for the whole property

finally you should notify your mortgage company as you're probably on a residential mortgage 

[Callum73]

Hi @Helen3,

Thank you for your input. This is all part of a trial to see whether this style of airbnbing works. I wanted to get a couple of entire house bookings first before deciding to go over next year fully. 

That's good points about the insurances. I will look into this as I currently have a specific one which covers me for Airbnb use. I will check if this needs updating. 

Thanks again,

Callum

[Tara0]

@Callum73 Do note what @Helen3 says about fire safety etc. There are UK laws for entire-home short-lets you have to comply with, even if you only do it once. Just for example, smoke-alarms have to be linked. If your place isn't compliant, it'd invalidate any short-let insurance you obtained, and expose you to serious claims for damages in the event of a guest's death or injury. 

Your current room-in-your-house insurance won't cover an entire home short let.

[Tara0]

Hi @Callum73 I've been hosting (entire home listing) for 11 years and I'd say about 10-15% are zero review guests. I can't pick and choose as I'm on Instant Book, but this aspect doesn't bother me. As you say, most guests are really nice. The handful of awful guests I've had have been guests with good reviews (not necessarily loads of them, but the point is that this guarantees nothing). 

I'd advise you to be less anxious and use your instinct also. I don't say you have to do Instant Book if you're not comfortable with that, but really the best way to assess a guest is from the tone and content of the request message. 

The ideal one is where they say Hi [hostname], explain the reason for their visit, say something nice about the listing or that they look forward to staying, and sign off with Best or Best regards. Friendly, polite, and to the point - and understanding that the host likes to know why the visit and who they are. 

Ask yourself, does the story add up? Does this guest's message, age, location, all add up? 

If you're worried they sound like 'party people' or whatever, politely ask a few questions. 

If they say very little, lack pleasantries, etc, to me that's the sort of guest I dread. You have to grimly plug on, though. With the cheery 'Hi [guest name]!' stuff, and them basically not bothering to say hi or thanks or anything nice. But - true story! - I just had a guest like this and she left me a lovely review and said lovely things in the private message with the review - completely unexpected.