How to get more bookings on Airbnb?

[Jennifer4]

Hi,

My name is Jennifer and I am an Airbnb Host for almost two years at this time. I have rented to hundreds of clients and have been a Superhost for over one year. In the beginning I didn't get that many bookings, however currently I am 90% fully booked every single month.

This is what I did, to get more bookings per month:

1. Great pictures

In the beginning when I didn’t receive reservations I had pictures made with my mobile phone, they weren’t that great so I changed them. I learned that people are attracted by great pictures. I mean, ask yourself this question. Would I stay in my own place just looking at the pictures I currently have on Airbnb­?

I paid a professional photographer to make great pictures of everything my apartment, the building and the neighborhood have to offer. I have uploaded over 20 pictures per apartment and assured that all important details are being shown, this way my guests now exactly what they’re going to find without even reading the description.

1. Great Descriptions

When writing your property description be as clear and specific as possible, assure that all small details are inserted so potential guests won’t have to send you emails asking for details. It is also very important that your description is attractive to read, and makes the guest feel like they want to stay in your apartment. Once writing a great description about your property, the building, neighborhood etc. Assure that you adjust it into different languages if possible. Most of my current guests are from the United States, therefore I have my descriptions both in English and Spanish.

Another detail is spelling, try to avoid spelling mistakes as this will look unprofessional.

1. Guest Communication

Once your profile has been setup correct, you will see that the first requests and reservations will come in soon. A great way to stay up to date with what is happening and to respond in a timely manner is to download the Airbnb mobile app. I use this on a daily base to stay up to date, as I will receive a text message each time I have a reservation or request I am able to respond quicker. Assume that guests may write several properties, your timely respond is key to be able to get the reservation.

When responding to guests try to respond in a friendly and professional way, in their own language if possible and respond as quickly as possible.

1. Guest stay

After having a complete profile and receiving your reservations, key is to give them a great experience. I always try to overachieve their expectations as this will result in happy guests, great reviews, returning guests and even more guests because of the great reviews.

This is what I am doing: try to make people feel welcome in your accommodation. When a person comes to your place assure a great check-in. Confirm arrival time, who is going to check them in, address details or maybe transportation. Try to surprise them by adding something personal from the Dominican Republic, a personal welcome letter, sweets or a bottle of wine could make a big difference in their first impression.

During the stay keep in contact with your guest to verify that everything is going perfect, be there for them. When checking-out make them feel welcome back and always try to receive as much feedback as possible to improve. Assure your write a constructive review, so they will write you a review back.

1. Prices

Having competitive prices is key. Just take a look around on Airbnb to similar properties in your area who are highly ranked in the search, try to match their rates. Once you have a great profile and good reviews you could eventually higher the price when you are getting enough reservations to fill up the whole month.

Also keep in my mind that you offer specific prices per day, week and month. The longer a guest stays often the better the rate should be to be competitive in the market. Also keep in mind that prices may vary regarding the season. In the Dominican Republic, winter is in most places high season and summer low season. It is advisable to adjust your prices accordingly.

1. Availability

Try to keep your calendar up to date so you won’t have to tell potential guests that your property is already booked. To get more reservations you can turn on direct reservations, in this case people could book directly without having to request if the apartment is available first.

I hope that the above advice helps you to get more reservations. If you have any questions, then feel free to ask me. 

Saludos,

Jennifer

Please find my properties here: [link removed]

[Kirstie · Accepted solution]

Hi @Jennifer4,

This is a great guide! Thanks so much for sharing :). 

We have now added it to our list of Community Help Guides!

Kirstie

[Dev4 · Accepted solution]

@Jennifer4

Good post and great advice! I feel that you have build a stellar reputation on Airbnb with over 100 reviews. If I was a guest, I wouldn't even think once before booking with you. 

I host in Toronto, where Airbnb is a fierce market and highly seasonal due to the four seasons that we see each year. Its tough to keep higher occupancy in the winter months. Also, if you a new host who is learning and building a reputation on the platform than things are more difficult. In addition to the points you mentioned, I would suggest that:

1. Know your guests - Airbnb is a business and in any business you have to know who your customer is. The more specific you are, the better you will get at pricing, guest satisfaction and anticipating problems that guests will eventually bring to your attention.

2. Listing description - once you know your guests, decorate your space keeping the preferred guests in mind. Write the desciption so that it appeals to that segment.

3. Contantly upgrade your property - set asisde a budget to put money on your listing. If you want to remain competitive and earn good reviews, then you have to regularly improve your offering so that the next guest is happier than the previous one.

Regards,

Casadell 

[Tran10 · Accepted solution]

Hi Jennifer,

Thanks for your great word. I am very happy to learn about your sharing.

Hope to hear more your experience.

Best Regards,

Hung

[Kristen66]

I think the link you have provided isnt working. I have used facebook and it seems to be helpful in bookings.

[Dev4]

@Kristen66

Are you comfortable sharing what you do on Facebook? We have all our listings published on Facebook but I don't think it gets any more attention.

[Huma0]

@Dev4 @Kristen66 I have occasionally posted my listings on my FB and find that I do get friends enquiring about their friends who are vistiting London. So far, it's never resulted in any bookings as they've always wanted dates that are already booked, but it seems people do pay attention and remember it for the future.

[Dev4]

@Huma0

that's a good advice...I will definately look into it

[Kristen66]

Thats unfortunate about FB posts. I have noticed it drives views which moves my listing up top I think? It has been helpful for the relatively small price. I only spend like $20 on adds. 

[Kristen66]

I dont share my information personally on FB. We built a business page also connected to IG. This seems to drive alot of attention for views and favorites.  I dont know the direct booking results but I can see the views increase from creating a good ad. The way I see it is attention brings bookings. 

[Ashes0]

as m new to airbnb...i ve had my first guest thru airbnb. iwant to increase my bookings help me 

[Ben205]

@Ashes0

Your place looks nice and I'd like to stay! I think there are a couple of things you could improve in the listing.

One is to do with food. You mention great food, but it's not clear to me whether the price you quote includes meals of if these are an extra cost?

The other is the price per person. The second guest is more expensive than the first, so why would somebody book a room for 2 people? They would be better off making two separate bookings - it would be cheaper! These sorts of things can put people off.

But, I think the main issue is, how many people are looking on Airbnb for a room in Namchi? You are on the first search page, your price is okay. Perhaps not many people are looking - have you used your statistics to check?

Perhaps more traditional marketing - like notices on buses, in railway stations, etc - would help to get started?

[Ashes0]

@Ben205

Sir, Thankyou for your valuable suggestions which i was missing out.

I will certainly look into it where i can boost my booking. As im new into airbnb i m lagging a few things and your points will surely help me out. As i m residing in Sikkim, India not many book via airbnb but i can get guests from outside India as many of them use airbnb.And i believe i can connect well thru airbnb.

About my pricing it is in the normal range with fooding included i.e. breakfast, lunch, & dinner (traditional organic dishes) from my own small farm. I need to edit in my listings to include fooding. And about my second guest pricing i ll certainly change it. Apart from normal stay one can certainly go for learning organic farming, learning n visting the orchid farms, exploring our local culture via village walk, forest walk, learning traditional cooking of our community & many more which guest need to pay extra a minimum charge. One thing i m lagging out is in booking. I want to improve my listing where i can boost my guest inquiry n booking so please. Your suggestions is truly appreciated.

With regards,

Ashes Tamang,

Maniram Village Homestay,

Sikkim, India.

[Julia66]

@Ashes0  Your homestay looks so inviting.  What a beautiful area!

I see you have followed @Ben205 's advice and changed your prices.  However, now you have the same price for the second guest as for the first guest.  As @Ben205 says, two people travelling together might still book two rooms, as the price would be the same.

I think you need to set up 4 listings: one for each room.  With all the rooms on one listing, one person booking one bed in one chalet would block those dates for the remaining three rooms.

You can also set up another listing for the whole chalet so that a small group like a family could rent the whole building.

Make it very clear whether there is a private bathroom for each bedroom; ie are there two bathrooms in each building?

Are there any communal areas in the chalets, any seating areas for a group to use?

I would change the 'Property Type'.  You call your listings a 'Hut'.  Your properties look far better than this!   You could choose 'Bungalow' or 'Chalet' depending on the norm for your area.

You may also want to give each chalet an attractive name, which would distinguish one from the other.  Then if two couples wanted to book two rooms in the same chalet, but wanted to make two separate bookings, they could choose it by name, and book 'Palm Tree Chalet' Room 1 and 'Palm Tree Chalet' Room 2, for example.

You still have the problem of attracting guests to your area.  I have a similar problem: I am at the moment the only B&B on this little island, and it's rather remote and guests have to do some searching in the listings to find it.  No easy answer!  I get about half my income from Airbnb, and the other half from the local Tourist Information, from locals who haven't got room for all their guests and from local employers needing somewhere to stay for a few days for visiting workmen.

You could try lowering the price for one person in one of your rooms for a while just to see if that made a difference.  

Good luck!

[Maudlin0]

Thanks, that is very interesting, I certainly would take all advise and get a professional to take pictures. I like the part about the neighborhood, surrounding. Should I add falls etc.

I am in Grenada in the West Indies. Had clients from all over the world.

[Col-K-Rajendran0]

Dear Jennifer,

thank you for ur excellent tips to get more bookings.i am going to follow it verbatum,

with warm regards

affly Col Rajen

[Susanna68]

Thanks for sharing your advice.  I'm glad to know I'm doing most of those things but I have still managed to pick up a tip from you.  Thanks again. 🙂

[Kathie10]

How do you create a special offer for the listing page as another host did in the pic below?

[Emily145]

Kathie, I've only found the ability to do that when AirBnB suggests the offer when I'm viewing/editing my calendar. There doesn't seem to be a way to come up with your own custom special offer. AirBnB picks the dates, the discount amount, and the number of nights the person has to stay, and just asks if you to give a yes/no on whether you will offer it.