Too many scammers on Airbnb. Customer Service is always from another country with poor English skills and those persons are unaware of local laws for transient guests and tenants. Airbnb does not educate hosts on the local rules in municipalities - such as, at 30 days in some, the guest becomes a tenant with all of the rights of a tenant without filling out an application with id information, references, etc. and being screened for credit, criminal histories. As a tenant, Airbnb and your rules change, while the guest has to adhere to guest's Airbnb contract, the host is in the vulnerable position of following not only Airbnb contract and rules host set out, which may not agree with landlord tenant law in your municipality so you are on tenterhooks when there is not a legal lease agreement and the addendums to control the situation. This gives the guest incredible power over the host and host's property. The guest can squat, break rules, make false claims, destroy property, and get a refund from Airbnb by making false claims for discrimination, harassment, etc. Airbnb support esp. being from outside the US has no basis for finding against a host under such circumstances, but Airbnb does just that. I took a four month listing when Airbnb allowed Instant Book without the student person having any reviews when I require reviews and at least on five star review. I did not confirm the person had no reviews until I began to have trouble with the guest.Airbnb said the listing was strict cancellation policy, which was one reason I accepted such a long listing. Now, Airbnb is allowing cancellation and refund. This student guest broke every rule in the book, claimed to now be a tenant after 30 days, went to the local tenant's union, and demanded a one month rent relocation credit when guest left according to local rental laws. I am exempt from that fee, but had to do a tremendous amount of administrative work with the city to deal with this obvious scam. This guest had a guest way over the amount of time allowed by me, Airbnb, and local City, County, and State lease placing me and my property in a high risk situation - my home owner's insurance (which is now getting harder to get for Airbnb listings) does not cover guests of an Airbnb guest and that visitor's auto, belongings . When I finally put my foot down on over guest guest use, guest complained to Airbnb. Guest removed items from guest house handing them to me and bought guest's own appliance. When I had to get items, the guest house was a disheveled mess with lights strung, garbage and debris all over the floor. It was one thing after another - guest damaged items, had packages delivered to my house, guest had mail delivered to my address, got into my and neighbor's mailboxes - guest's guest parking in driveway - all of these actions are indicative of an Airbnb guest becoming a squatter along with guest's guest when the listing is single occupancy only. I gave guest warnings about this behavior and filed complaints w Airbnb. Airbnb did absolutely nothing other than call guest and ask guest to stop. Then, guest harassed me about my complaints! Guest unilaterally made rules for guest's guest visits to property and made a privacy claim stating cameras - all cameras on property are described in the listing none inside guest house and only one watches the front gate,driveway, and street for my and guest security. Airbnb suspended my account for over one week without notifying me of the complaint and asking for my response to that complaint. I finally proved that there were no privacy issues with cameras. This guest simply did not want the evidence of guest's guest use comings and goings to be recorded, which it was. The downloaded the tapes will be submitted to Airbnb along with other reports for damages, cleaning. I noticed on a blog that several other Super Hosts had the same issue. That was not right. The word is out that a privacy complaint will get guests a benefit in some way. this guest realized host was not going to fall for a squatter scheme, so checked out before check out date and requested refund, which Airbnb allowed before actual leaving/ check out, maintenance/cleaning inspection, and without seeing evidence of extensive guest use, guest house condition, cleaning issues, and other evidence of violations of Airbnb, my rules, and Landlord Tenant Law in this municipality. I am simply thankful that this guest was not able to squat on this property. It is easy to do using Airbnb as a cover. It is reported to be a problem throughout the U.S. in general and with Airbnb listings. A squatter can literally ruin an Airbnb host as the host can lose their home, income, monies spent on attorneys to get the squatter out and Airbnb will not help you. Period! If it were not for my professional career being a property manager and affordable housing banker, I may have been in that terrible position. So, No stays beyond 28 days, review all instant book reviews, must be 21 years of age, make sure guest cannot make a false claim about privacy - list all cameras on property and make sure no cameras are inside the listing, and none look inside windows ever, and do not allow guest to remove furniture or items from listing, add own furniture/appliances, make extra guest rules very clear as to number of times, length of stay And, for a stay 30 days in areas where guest can become tenant, make guest complete application, screen guest just as a tenant, have guest sign a month to month lease with all addendums. Make guest complete move in condition report. Clearly spell out guest use, any exemptions you have to any relocation assistance payments and other rules as described in the lease. Make sure you take photos of your listing before the guest checks in. Then, you can get help with local authorities, the courts because Airbnb is a marketing platform intent on aiding guests' over hosts so Airbnb will not/cannot help you - landlord tenant laws also favor tenants over landlords - so document and only take long term guests on the terms mentioned above. Airbnb in Tenancy cases is actually subleasing and most landlord tenant lease agreements do not allow subleasing - be sure to check on that before taking a long term lease. I tried to explain rules, cleanliness, organization,and over guest use as safety measures to this guest only to be met with lies about harassment, threat to leave bad review, claims to get monies when the first scam to get a relocation fee of one month rent reimbursed was not allowed by my property being exempted by the local housing authority. Student guest always said guest was following all rules being the perfect guest when responding on Airbnb messaging, but continued to do whatever guest pleased knowing Airbnb would believe guest messages. Again, thankful the potential student squatters are leaving soon. Please be warned, be safe --
