First time listing, do I have a Guest Suite or a Private Room?

[Erin8332]

My rental is a owner occupied (me and 1 tenant)  3 floor house. The rental is a studio apartment on the ground floor (basement) with a kitchenette nook, living and dining space, and sleeping nook with queen bed.

However, to get to the studio apartment, guests will walk through the utility area with washer dryer. This is shared space because we need to use the washer dryer and I keep some equipment there, but it'll be infrequent and I will have privacy or quiet hours and can try to accommodate guests. 

Guests have their own entrance into my house but still enter into the shared utility area before reaching the apartment. The other thing to note is that the private bathroom is unattached to the studio and is off of the utility space when you first walk into the ground floor.

the I'm not sure whether to describe my rental as a guest suite or private room. I think guest suite seems most fitting but I read a thread here with the most substantive argument relating to whether guests have a private entrance. Before I read the thread, I was convinced that my place had a private entrance, but now I'm muddled by the fact that the private entrance leads to a sort of shared space.

Any thoughts that can help me manage guest expectations and get me off on a good foot!

Thanks

[Marie8425]

@Erin8332 

The correct definition that you want to b clear about is if  the unit is self contained not a shared kitchen or living room it is  suite basically if you could have access to the space.  If they can lock the space and guarantee privacy then an apartment.

Just like an apartment building yes entry is from a shared area but the apartment is not shared..

[Erin8332]

Marie, this is very helpful. Would you mind giving me your interpretation based on a bit more detail: The living area which is a studio style is self contained, guests will have a key and can lock the space that encompasses a kitchenette, living/dining room, and sleeping area. The bathroom is private and on the same ground floor, but is accessed by leaving the locked space. 

Apartment was my first inclination but after some discussion with a couple friends, I started doubting. 

Thank you! 

[Joan2709]

@Erin8332 

I agree with @Marie8425 , I would list as a guest suite. An Apartment would mean the guest would never share any of the spaces. You mention they still need to walk through a common/shared area to get to bathroom and utility room with laundry. You need to add shared spaces in Other details/Guest Access and add to Guest Safety section shared spaces and potential for noise:

I would say emphasize the sq footage and include the features in first line of description. Something like:

"Spacious ground floor [or say basement} studio guest suite. XXsq ft with separate entrance. Includes private kitchenette and bathroom, living/dining areas and shared laundry. "

Be sure to add info about the locked door to interior unit, but private guest bath is accessed through a shared hallway with the shared laundry facifilites. I would also take photos of all these areas and indicate they are shared access in the captions. Be sure to take a picture of the separate entrance with lock and the interior door to unit with lock. You should also mention if the guest has a private parking area or is sharing the driveway to park.

You might mention there are 2 other floors with yourself on one floor and another tenant on other floor. Emphasize you do have quiet times, but if guest is a very light sleeper, this unit might not be a good fit.

Guest Safety - Shared Spaces/Potential for Noise

[Erin8332]

This is gold Joan. Thank you so much. I'm working now but will be spending more time with your comments tonight! 

Just to be clear, the shared space is the laundry area. No other shared space is involved. So it's still fairly private, however I still think that you're assessment is right on and makes sense. I would also absolutely rather err on the side of lessening expectations than being a disappointment. 

Part of my issue I think is that I'm not seeing the entry fields in the AirBnB app where I can add these features you speak of and descriptions, but I did reach a point last night where I was prompted to register with MA taxes and so perhaps once I do that important detail, the AirBnB app will be more accessible for me. 

I really appreciate your input!  

[Marie8425]

@Erin8332 

I can't remember can you list it as an in-law apartment?  Private but shared entry are with Host.

[Joan2709]

@Erin8332 

It sounds like you have not actually published the listing yet. Keep in mind there is A LOT of additional information that needs to be added/edited on a listing once you hit the publish button! The areas I am mentioning are only available to edit AFTER you publish the listing.

Give yourself plenty of time to add all this additional information. Airbnb delays showing you listing to guests for 24-72hours to give you time to do this.

Here is a Guide for New Hosts that has great info and tips on how to do that:

https://community.withairbnb.com/t5/Host-guides/A-Guide-For-New-Hosts/m-p/2073093#M2346

Let us know when you publish the listing and finish editing. You can always ask for a Critique of your listing here from other Hosts as well.

[Erin8332]

Just saying thank you again. I haven't had time to go through your suggestions but hope to delve in this weekend! I am so glad that I asked my question here. 

[Joan2709]

@Erin8332 

You are so Welcome! Airbnb makes it easy to create an initial listing, but not much info out there on what to do after you hit publish and what the pitfalls may be. 

This is why the CC Moderators suggested we create a New Host Guide and I thought it was an excellent idea. There are articles scattered throughout the Airbnb Help Center, but nothing that I'm aware of that pulls the most important topics in one Guide.

[Emilie]

Hi @Erin8332, 

It's wonderful to see the amount of advice you received from Joan and Marie already! Have you had a chance to look through it all this weekend? 

Let us know if you need any more help at all please 🙂

Thanks, 

Emilie

[Erin8332]

Hi Emilie,

I scoured through all of Joan and Marie's comments this weekend and started going through the Guide for New Hosts.  I'm in the process of compiling everything into a couple documents so when I publish, I am ready to fill in the rest.

I just now received my certificate of registration # so hopefully tonight after work, I will have time to advance creating my listing. I have lot's of questions but figured before I ask questions, I should finish going through the guidance documents.

It sounded like Guest Suite was most appropriate. Everything guests have access to is on the ground floor (walk in basement).  They have their own parking area, patio, and entrance. The lockable unit is through the laundry/basement room (shared for laundry) and encompasses a private kitchenette, living/dining area, sleeping nook. The private bathroom however is off of the laundry room, outside of the described unit but they also can lock the bathroom and their house entrance.  If I or my third floor tenant need laundry, we enter through interior house stairs. It's a really cute, sun filled suite.

I'd really like my listing to be reviewed by the community here before it goes out.

Thank you for checking on me!