Purchase a Sleeper Sofa: do it, or don’t?

[Shane694]

Hello! I am considering purchasing a sleeper sofa for my 1 bedroom, 1 bathroom condo. Currently, we have the property listed to host 2 guests. A sleeper sofa would increase the guest total to 4. My question for the community: would increasing the number of guests to host help increase occupancy rate and price per night? Any drawbacks hosts have experienced with increasing the number of guests? 

[Shelley159 · Accepted solution]

Hi @Shane694 

I can see why you ask, your living area couch can be changed to a sofa bed and the apartment seems comfortable for four. Here are some points I can think of:

More cleaning: Extra guests are extra work - changeovers do take longer.

Cost: I find costs are not much higher for 4 guests than for 2 (amenities, etc.), except for laundry, but the extra income will cover that. Increased cost is not a big drawback in my opinion.

Ratings: If the new double-sofa can be seen as small, uncomfortable or not private (because it's in the living area), perhaps you're increasing the risk of complaints. Also, you'll have 4 people using one bathroom, which could be slow and crowded.

Storage: You won't be able to make the sofa bed - you'll have to leave bedding for the guests to do it. Do you have space for a full set of bedding that they can easily access, including bulky pillows and blankets? Will there still be space left for their personal items and suitcases? Do you have a place to leave extra towels, and for them to hang their towels?

Rules: My building's occupancy rules state maximum 3 people in a one-bedroom unit, you'll have to check yours.

The above should be looked at against the increased income. I think this will depend very much on what's going on in your immediate area. Do some searches close by your apartment and see how many places can sleep 4 and what they cost. It could take some time to calculate the price increase, because you'll have to go back and change the number of guests and look at what the same places would charge for 2 people (some listings are priced for the unit as a whole, some use an extra guest fee). If 4-sleeper units are scarce in your area, it's possible that you could make good money, but I would first want to calculate how much more.

I don't know your market, but my feeling is that - if you decide to make a change at all - it's possible that a single sofa bed may make more sense than a double. You'll then likely open the apartment to couples travelling with one child, or as I often get, parents visiting an adult student and wanting to keep the option open for the student to sleep over. I'm not sure if this is a big market in your area?

If there's only one extra guest, you can consider increasing your price for the whole listing instead of charging extra for the additional guest (and having to worry about whether people are honest about the number of guests, or whether the person they're visiting actually stays over). However, if it's higher occupancy rates that you're chasing, perhaps leave the whole listing price the same and just increase your chances of getting booked every night. 

Hope it helps a bit!

[Shane694]

Thank you, @Shelley159! This was very helpful. I appreciate your meaningful feedback.

[Frank2147]

Hello

Adding a sleeper sofa to your condo can increase your ability to host more guests, potentially boosting occupancy rates and nightly prices. However, consider the extra costs related to maintenance, cleaning, and managing more guests. Balancing the potential for higher income with these added responsibilities is key for making an informed decision.

[Shane694]

Thank you, @Frank2147 for your thoughtful response!

[Emilie]

Hi @Shane694, 

 What a lovely condo you have - the roof terrace must be fantastic for guests in the Summer! ☀️

In addition to Shelley and Frank's input, I wanted to tag in a few hosts who mentioned having (or having considered) a sofa bed in their listing in the past: @Francesco602 @John6756 @Lee5840 @Janene24 @Dulce175 do you have any additional insights you could share with Shane?

Thanks everyone! 🙂

Emilie

[Shane694]

Thank you, @Emilie for the kind words regarding my condo. It is in an excellent location and has several attractive amenities to host guests. Furthermore, thank you for the additional resources. 

On another note, I was in the UK June of 2024. It was my first visit to London. I stayed in the Camden area. Beautiful country and wonderful city! I plan to return in 2025 to visit my daughter! Thank you!

[Emilie]

I'm glad it was helpful, @Shane694!

I actually lived in the Camden area for a few years, it's such a lively spot and a great place to explore London from! What was your favourite thing your got to discover? I hope when you come back next year you get to visit even more of the country. 😊

[Alexandra2186]

Hola @Shane694! Te voy a hablar desde mi experiencia como anfitriona y tambíen como huésped.

Tu apartamento es perfecto para una persona o para una pareja, pero sin duda lo alquilarías más si amplías la opción de ocuparlo para 2 personas que no sean pareja, o para una pareja con un hijo o un acompañante (estoy pensando en 3 personas en total por el espacio y el baño). Yo cobraría por la persona adicional, con un costo adicional.

Creo más en los beneficios e ingresos económicos que esto te generaría, que en el costo. Por esta razón, sí apoyo la idea del sofacama, pero teniendo en cuenta las siguientes recomendaciones:

1. Un sofacama que no impida la circulación de las personas en el espacio. Un sofacama que pueda quedar pegado junto a la pared.

2. Un sofacama que no impida usar la otra silla de tu sala y la zona de escritorio de trabajo (sería ideal tener 2 sillas pequeñas para la sala, además del sofacama)

3. Los huéspedes deben decirte que necesitan hacer uso del sofacama, para que lo dejes tendido y en uso (eso lo valoran los huéspedes). Esto lo debes mencionar en las normas del hospedaje y en tu comunicación con el huésped. 

Espero que te haya sido de ayuda mi comentario. 

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Hello! I am going to talk to you from my experience as a host and also as a guest.

Your apartment is perfect for one person or a couple, but you would undoubtedly rent it more if you expand the option of occupying it for 2 people who are not a couple, or for a couple with a child or a companion (I'm thinking of 3 people in total for space and bathroom). I would charge for the additional person, at an additional cost.

I believe more in the benefits and economic income that this would generate for you, than in the cost. For this reason, I do support the idea of ​​the sofa bed, but taking into account the following recommendations:

1. A sofa bed that does not impede the circulation of people in the space. A sofa bed that can be attached to the wall.

2. A sofa bed that does not prevent you from using the other chair in your living room and the work desk area (it would be ideal to have 2 small chairs for the living room, in addition to the sofa bed)

3. Guests must tell you that they need to use the sofa bed, so that you leave it lying down and in use (guests value this). You should mention this in the accommodation rules and in your communication with the guest.

I hope my comment has been helpful to you.

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