Newbie in Mandurah, Western Australia

[Denise2102]

Hi community👋

Im looking at opening my house up to airbnb and would like to chat to a host that is nearby for advice, tips & where to start etc.

We live in the house, so want to rent out bedrooms & then rent out whole house when we're away. 

If you live close by please reach out, would love to chat.

Any advise is appreciated. 

Denise x

[Ezekiel15]

Hi Denise,

Welcome to the community. Renting rooms while you're home and the whole house when you're away is a smart setup.

If you ever need help managing guest messages, bookings, or reviews, we provide virtual daily or 24/7 co-host-style support to keep things running smoothly.

Happy to chat more if you're interested. Just reply here.

Best regards
Relaytask

[Helen3]

@Ezekie15 

you're always welcome to provide advice here but Airbnb asks people using its community not to  use the community to promote commercial services such as cohosting when those posting haven't asked for cohosting support.

[Diane1552]

I am not nearby, but I have been Airbnb'ing my entire bottom level of our home for about 2 years now.  We live on the main floor and we have learned alot from this experience.  Do you have set times that you will be away and want to rent the entire home?  Sometimes it is best to start out small (taking baby steps) to see how it goes/feel.  We definitely learned alot about ourselves!  We thought about doing the same thing as you (renting the entire home), but we learned that we prefer shorter term stays and our privacy as well.  That may change in time, but as of right now, that's just us.

[Denise2102]

Hi Diane,

I hear what you're saying, I'm a bit hesitatant about the renting out when we're not close by, definitely going to see how we go first with us being here, fingers crossed it all works out.

Thank you for your reply x

[Deb5175]

I am not nearby, but generally I never rent my Airbnb if I am not in the immediate area. You may want to co-host or have a friend on-call when you are traveling. Read your guests to see how much interaction they want to have with you. I think that's very important when you are an owner/host on site.

[Denise2102]

Hi Deb,

Thank you for your reply. If we rent while we are away im going to ask family or a friend to "co-host" for me🤞 if not, I'll have to look into the co-hosting thing thru here.

[Quincy]

Hi @Denise2102, welcome to the Community Center! I could see that there have already been some helpful replies from fellow hosts, so be sure to check them out 😊 Is there anything about hosting that you’re most excited or maybe even a bit nervous about? 

Looking forward to hearing more about your plans!

Quincy 

[Denise2102]

Hi @Quincy ,

Most excited about meeting new people & helping them see all there is to offer in this area, it's a beautiful location. 

Of course nervous as well, we are a sociable couple but we also work some days during the week so aren't always home. We usually head north for winter so thought short term rental of the whole house then would be OK, but not sure, it probably wouldn't be busy at that time of year as its not the most pleasant time of year here, hence why we leave 😀. 

[Deena61 · Accepted solution]

Hi @Denise2102 

That’s a great idea . Opening your home can be truly rewarding if you go into it with a clear plan though. I host two listings here in Cape Town,  both are in a separate building on my property and over time I’ve learnt quite a bit about what works, what doesn’t, and what to look out for.

The first thing is clarity. Be very clear in your listing about what’s private and what’s shared . Guests genuinely appreciate transparency, and it helps avoid misunderstandings later. Since you’ll be listing rooms in your home, decide upfront which areas are off-limits (your bedroom, office, etc.) and which are shared (kitchen, lounge, patio). Along with this, create clear house rules covering things like quiet hours, smoking, pets, and any other expectations you have. Setting these boundaries not only helps you feel at home while hosting, but also gives guests confidence and makes their stay more comfortable.

Cleanliness and comfort are non-negotiable. My reviews often mention how spotless and well-kept the space is, so I’d say invest in good linen, a decent mattress, and a proper deep clean between guests. A clean, well-presented space builds trust and sets the tone for how guests treat your home and eventually reflect in your reviews.

A few small touches make a big difference . A handwritten welcome note, bottled water, a coffee station, or even a chocolate on the pillow. Guests notice those details. Communication is just as important. Be responsive, friendly, and clear with instructions. Guests love hosts who make things easy. It’s something I’ve seen reflected in almost every review I’ve received.

On pricing, start competitive, but not cheap. Look at similar listings in your area. That’ll give you a good sense of what guests are willing to pay for a room versus a private unit. Because you’re offering a shared-home experience, guests will value the warmth and personal touch, but they’ll still expect good value. Price in a way that reflects your effort, cleanliness, and comfort, rather than just space. Include a fair cleaning fee if needed and adjust your rate seasonally once you get a feel for demand. It’s often better to start slightly lower, build up strong reviews, and then gradually increase your rate as your reputation grows. Over time, consistency and hospitality will allow you to command a higher price naturally,  and guests rarely mind paying a little more when they know they’ll be well taken care of.

Now, on the practical side. Safety is a big one. Because guests will be sharing your living space, think about:

• Lockable bedroom doors (both yours and theirs). It gives everyone peace of mind.

• Smoke detectors, fire extinguisher, and a small first-aid kit. Basic but essential.

• Insurance. Double-check that your home insurance covers short-term letting. Many policies don’t, and you might need an endorsement or a separate short-stay policy.

• Emergency plan. Have visible numbers for police, ambulance, and a trusted local contact.

Also, familiarise yourself with local council or state laws around short-term rentals.  It’s best to stay compliant from the start  and it definitely saves a lot of admin later.

What doesn’t work?

• Being too casual about boundaries. Guests are friendly, but if house rules aren’t clear, things can get uncomfortable quickly.

• Overbooking yourself. Living with guests takes emotional energy, so give yourself breathing space between stays.

• Ignoring maintenance. A small leak or broken light can quickly become a bad review . Stay on top of it.

Lastly, remember that hosting in your home is deeply personal. It’s more than just providing a place to sleep. It’s about creating a warm, welcoming environment where guests feel comfortable and cared for. When you approach it with that kind of genuine hospitality, guests usually respond with the same respect and appreciation. That’s been my experience..

You’ll find your own rhythm soon enough. As long as you get the basics right. Be clear, keep it clean, make it safe, and lead with kindness. The right guests will naturally find their way to you, and the whole experience will be that much more enjoyable.

Best wishes to you and I hope the above will assist you.

Deena

[Denise2102]

Thank you Deena, that's very helpful information. Yes we are coming into our spring/summer months and being near the beach our timing should be good to start soon after a few final touches. We've only just arrived home from travelling around Australia in our Caravan for the past 4 1/2 years so unpacking everything is  overwhelming atm to say the least. 

Again thank you for the tips x

[Funmilayo0]

Starting with rooms while you live in your house is great, and renting the whole home when away is a common and flexible model. Since you’re in Western Australia, here’s what you need to know before listing:

From 1 January 2025, all short-term rental properties in WA (hosted or unhosted) must be registered under the new Short-Term Rental Accommodation Act 2024. Once registered, you’ll get a number that must appear on your Airbnb or any listing (wa.gov.au).

Hosted rentals: where you live in the house and rent rooms are exempt from needing development (planning) approval, but unhosted stays (when you’re away and rent the entire house) need council approval if rented out for long periods. Local registration through the City of Mandurah, including a floor plan, parking info, and manager details (mandurah.wa.gov.au).

It’s also smart to check your zoning under Local Planning Scheme 12 and confirm whether your property is classified as “Holiday House” or “Bed & Breakfast.”

Beyond that, make sure you have insurance that covers guests, working smoke alarms, and good neighbor communication, since noise and parking complaints are the most common trigger for enforcement. Income from Airbnb must be declared to the ATO, and expenses can be deducted proportionally
.

If you’d like help figuring out the registration steps or Mandurah’s exact planning requirements for your address, feel free to DM me. I'd be happy to guide you through the process.

[Denise2102]

Hi. 

Wow, thank you for that information. I will definitely have to check on those requirements. Insurance etc is all good as our house has been tenanted for the past 4 1/2 years thru a real estate agency so all the legal requirements are good, the insurance only needs to be tweaked for short stay rentals apparently. 

Thank you again for the info.

[Denise2102]

Hi @Funmilayo0, 

I wouldn't need development approval would I as it's my primary home, I'm just renting out a few bedrooms. I'm not building or altering anything, is that correct.

I've started applying for the STRA registration, $295. The govt have always got their hand out for something, they never miss a beat!

[Diane1760]

Hi @Denise2102! I too am not in the vicinity but I'll share some of my experience.

In 2019, I rented out the upstairs of my home (a Jack n Jill 2 bed/1 bath setup) with a privacy door at the top of the stairs. Guests basically had to walk past my bedroom door and through my house (kitchen, living room, mudroom) to exit the garage to the driveway where they were parked. I was happy to share the common spaces and offered them the use of the kitchen or to store items in the fridge. Nobody cooked but they did use the fridge.

With some guests, we ended up having some fabulous conversations in my living room. Others preferred to keep to themselves. One guest literally fell asleep on the living room sofa across from my bedroom door while his family was asleep upstairs; clearly he felt very comfortable to relax and unwind with me sleeping one room away (he was a police officer from NYC).

In general, the entire experience was truly delightful.

My setup has changed, however, now that my two adult sons are both living back a home (partly due to Covid). During and post-Covid, I set out to make the attic space above our attached garage into a 1 bedroom apartment, and just this summer finally rented it out on weekends. It's a different setup and guests' expectations are clearly different. I decided last minute to convert my massage office that abuts the apartment entry landing into a 2nd bedroom so I could either rent the space as a 1 bed/1 bath or 2 bed/1 1/2 bath (guests would use the main house powder room). Although there is a separate entrance to the apartment, it's all still part of my home, and I admit I was kinda hoping for more interaction with my guests. In the end, however, I took my cues from them on how much contact we had, which was minimal.

I prefer being on site when renting and have made this clear in my listing so guests understand what is expected. They can either book with us or pick somewhere else. I also don't do Instant Booking; I prefer to field requests and get to know a little bit about  what is bringing them to town.

In terms of specifics, one thing I did was put tiny signs around the apartment to help guests navigate (light switches, how to use the mini split, etc). The 2nd bedroom door has the ability to lock from both sides. A guest(s) may prefer to lock the door at night, for example. But I can also opt to lock the door as well. It just depends. I greet all my guests, and often you get a feel for people. Happily, all my guests have been super pleasant and respectful!

Side note: Someone advised me to post signs about not throwing anything but toilet paper in the toilet!  You don't want plumbing issues. 

It sounds like you have a real opportunity to expand your world by meeting folks or just by helping them enjoy a great getaway experience. I chose shorter stays because it can turn into a lot of work when there's a lot of turnover. Cleaning is hard on the body!

I don't know if this will help, but I sure wish you a very successful Airbnb hosting experience! For me, it's been a win win. 

Take care and stay cool!

Diane d