Critique my listing - Becky in Bristol, UK

[Becky466]

Hello

I've recently listed our house, available from May this year.... its our family home so I'm a little worried about people trashing it!  But i'm hoping by pre-approving requests things should be ok.  I'd welcome any feedback about anything you feel is missing in terms of information that would be helpful if you were thinking of booking - anything that doesn't make sense to you?

I don't know if I've priced it too cheaply or not...  any feedback is welcomed.

This is my listing:  https://www.airbnb.co.uk/rooms/47763924

Many Thanks

Becky

[Paul1255 · Accepted solution]

Hi @Becky466  I hope you are well!

Your listing looks great, very nicely styled and photographed. I would suggest removing the photo of the front of your home- the house number in the photo makes it easily identifiable to the general public and those without a confirmed booking which isn't ideal.

Also you may want to add your "other things to note" about shoes on carpets etc into your house rules, and even add house rules around noise (may not be an issue if you're detached and away from your neighbours etc) you want to actively discourage party guests.

Your listing is self check in and you say you provide a mobile number for emergencies- are you staying in the area when you're hosting guests or do you have someone local on hand for if something crops up?

It's always sensible to have a local co-host to support you and your guests in the event of something going wrong, such as guests locking themselves out, something needing a repair, checking the home when guests have departed etc.

It looks like your calendar is set to a minimum 1 night stay- this is inviting guests who want to come and party for a night, and is not a sensible option for your home! Think about changing it to a 2 or 3 night minimum.

Paul 🙂

[Becky466]

Paul, this is so so helpul - thank you for taking the time to share some great advice and feedback.  All good points, off to make changes now!

[Sarah977]

@Becky466  You say it's your family home. What's the deal- you are going to rent it out while you are out of town, or you have another home? You didn't answer Paul's question- are you nearby, because if you aren't, you'll need a co-host.

It's a lovely place, but I would also be concerned- it really isn't set up for guests. All that light colored upholstered furniture is going to get dirty and stained. There are fragile glass and pottery items all over- they will get broken. I don't understand catering to families with children and having fragile glass vases on the coffee table. Guests will not take care of your home the way you do. 

You need washable slipcovers on the couch and chairs, and you should pack away about half the items all over the shelves and furniture. Guests don't need a bunch of decorative stuff and knicknacks all over. The bedside tables should be clear of stuff so guests have a place to put their own things, not covered with family photos and and whatever else is currently shown in the photos. Also, you say there are 4 bedrooms, but you seem to have the same bedroom pictured twice, just with different bedding? 

[George-and-Rasheda0]

Hi Becky- fellow bristol host here 🙂

Great listing and you have a beautiful house! I think the photo's look great - did you get them taken professionally?

The listing looks good, and I'm sure you'll do very well. You're in a great location and I see you have The Wave in your guestbook - perhaps add a few other attractions like Bristol centre, Cribbs etc?

Looking at your pricing, the flat fee of £320 may restrict your potential for increased occupancy and lower your revPAR. I'd recommend trying out a third-party pricing service like Beyond Pricing or Wheelhouse to ensure you stay competitive. With your current pricing strategy, you may be pricing yourself too low on some popular weekends and too high on weekdays.

My only other minor critiques on the listing are the 10am checkout; personally, I find this inconvenient. I go for 11 am in my properties as this provides an extra hour - I also offer lockbox checkin/checkout as this takes the pressure off both guest and host.

As mentioned above, it wouldn't hurt to be more transparent about your situation and how much support you can provide if there's a potential problem. Having closeby can reassure guests that they won't be left to tackle Airbnb's.

These points are only minor - I'm sure you'll do great, best of luck.

I hope that helps!

George

[Sarah977]

@George-and-Rasheda0  Regarding check-out times. Yes, 10am does seem a bit early for vacationers, but many hosts, unless they leave a day's prep time between bookings, have found it a good strategy to list an earlier check-out time than what is actually necessary. Many guests faff around and don't check out on time, regardless of the stated time. So it can cut down on frantic cleaning if you only have a few hours before the next guest checks in, in case the guests are still rounding up the kids and packing the car half an hour after a listed 11 am check-out and the next guests are arriving at 3.

It would be better if hosts could list  check-out times on the half hour if they wanted to. If the cleaner is scheduled for 11 am, and the check-out time was 10:30, it wouldn't seem as onerous as 10, but if the guests didn't get themselves together to leave exactly at 10:30, it wouldn't be a big deal.

[George-and-Rasheda0]

Agreed, and this is a four-bedroom property so 10 am checkout is understandable. Admittedly, I'm not a morning person 🙂 

[Sarah977]

@George-and-Rasheda0  Me either. I'm normally on my second cup of coffee at 10 and just starting to organize my day. When I travel, I basically pack everything the night before except for my toothbrush and whatever else I still need, and make a list of all the last minute stuff not to forget, so I can sleep as long as possible.

[Yvonne735]

Hi, if your listing an entire house, do you have camera on door , also there is a system that can be installed that moniters noise levels within and alerts you to high volumes that may indicate excess people within or potential party. Its an annual affordable payment. There are a few systems out there.