Listing Critique for a Newbie in the Adirondacks, NY

[Rose2552]

Hi community!!

I am so excited to have listed my cabin on Airbnb and have had two wonderful experiences and two bookings that have caused concern (extra guests, overusing amenities, not cleaning up dishes etc.). I'd love it if I could get some feedback on where to tighten up my listing to try and prevent the breaking of house rules. Looking forward to whatever feedback I receive.

With smiles, Rose

🌟Listing link: Cabin in Woodgate · ★New · Studio · 1 bed · 1 bath

[Content modified by OCM]

[Marie8425]

@Rose2552 

Congratulations!  So Cute!  Your a new listing and not your listing just maybe work on vetting Guests.  No were do you even give a thought of more than two, but yes when your new and self check in the vultures come out, lol

The only things maybe is I wouldn't mention larger groups yet until you get 2 adults with no problem Haha,

I was thinking a cabin in New York that II can bring my fur baby.  I haven't lived back east for a while but that should be a big plus.

Maybe set up doggie dishes and a doggy bed.  Also just a thought charge a pet fee.  Pet owners expect it dogs shed or pooped where I didn't look and we aren't careless but we aren't paranoid.  Non pet owners also want to feel I am Cheaper.  Everything is perspective.

[Rose2552]

Thank you, Marie. 💕 I appreciate your critique and feedback. 😁At this particular moment it means so much to me because one of the vultures has landed. I am currently in a nightmare with my current guest. As I am a couple's cabin, I only allow two people as you mention. Well, my current guest has broken every rule. There are currently 8 people sitting around my fire pit that they previously left unattended and required the fire department to come to extinguish. I have sent messages to the guest about guest capacity and have reached out to Airbnb providing numerous pictures of all the people at the cabin. So needless to say, I take all your feedback seriously!! I am working on updating my rules because my fourth guest is one of the vultures you mention. AND, she got the discount as being one of the first three guests to book. Lesson learned. I worked so hard to create a great experience for my guests and this guest has me second guessing whether I should be doing this at all. So my big question is: How do I vet guests? 🙏 💕

[Marie8425]

@Rose2552 

I won't guarantee this is best but this is how I deal with rule breakers

ABB is the platform my business uses.  It is my business not ABB business.

I have to manage my business just as if they rented on any platform.

My Guest limit is 2 they exceed my limit.  I don't believe in financial penalties all that really does is say you can break the rules if I catch you 100 dollars

You break my rules I just show up and say reservation cancelled leave now.  No discussions no debates.ABB CS is support for things ABB is involved in they don't know you, the guest or your listing.

[Rose2552]

Thank you!!! I have already taken your advice: Instant Book is off, I took out the ask permission if you want guests to visit, and added a pet fee. So if I understand correctly, if your guests breaks the 2 person rule, you go there and tell them to leave? The piece of work at my cabin right now would refuse to leave and I am worried when I go there tomorrow for check out time, they aren't going to leave. I have put a call in with my local police because my reasoning is if there are more than two people, the others are trespassing. The police don't see it that way because they basically said it's my problem. So, no sleep for me tonight; and tomorrow I'm going there not sure what to expect. But, I totally get that I need to realize I don't work for ABB...this is my business. I am feeling incredibly heartbroken at the moment because I'm not sure I am cut out for this. I am appreciating your kindness to take the time to share with me. 😁💕🙏

[Marie8425]

@Rose2552 

For me my first vet is communication  I don't need a book but can they carry out a simple conversation How are you?  Why interested?  Guests aren't  doing you a favor neither vare you doing  then a favor..Something mutually beneficial.

Then I have a good idea of my market.  I will ask mure questions especially unusual for my market.

My max is also two.  I do not accept an unnamed guest.because only 2 been easy for me everyone gas a profile and added to ege reservation.  I learned the hard way each guest must have a legal ID Bhat matches profile name.  Yes some people argue I have had two this weekend.  Your asking for a  name not their bank account. They know my name and ABB has reviewed my ID What is the secret?

Can we communicate  and be respectful to each other because the preliminary designs the future experience

[Rose2552]

More to think about! My current vulture was new to ABB at the time of her booking. I had no idea about vetting and was so excited to get bookings. In total I have 14 bookings and they came in quick. I am a three-season cabin so I close at the end of October until April and only listed in August. Thankfully most of my other bookings have reviews and 5-star ratings, so feeling thankful for that. Do you think it is too late to ask for the second guest name now? Very few have given the 2nd name. In fact, the bookings where I have both names are hosts!! Lol. And, you are so right about communication! This guest didn't respond to anything I sent except when I asked if she'd like me to leave out dog bowls, treats, blanket for the couch, etc. She said she didn't need anything and then instead of a bringing a dog guest, she brought 7 other people, Lol. Your advice has been invaluable. I know there are going to be ups and downs but this situation really took the wind out of my sails. Hopefully the changes I've made to the listing will help. Thank you!!! Thank you!! Thank you! 🙏😁💕

[Branko38]

@Rose2552 

Asking for guests names we do it starting with the "booking confirmation" message and then remind them again 7 days before and finally on the day before. Some of the guests doesn't read messages at all, while some communicate perfectly. That depends on the person. Some just don't care.

Here is how our message looks like when we are asking them on the day before check-in:
"

Hey (guest name),

Preparing for your visit in Macedonia with us we noticed that the second guest is not included in this reservation.
Would you mind please sharing this trip with him/her? We really need this information.
There is a button on the top of this thread called "Share trip" that you can use for that.
The platform is going to ask for email/s of the guests that are going to be a part of this trip. With insertion of the emails, the other guests are going to receive an email and a link.
By following of that link, he/she will become automatically a part of this reservation.
If some of the guests are minors (less then 18) then we need their name and surname as in passport, and a picture of the passport too.

Thank you in advance!

(Host first name)

* The guests that are traveling with you are not required to have an Airbnb account but just a working email that they check normally.

[Rose2552]

Thank you!! That is really helpful...even from the perspective of leaving a personalized welcome note. I've currently been writing Welcome to the name I know and guest. It would help with personalizing for both guests. WIth smiles, Rose

[Bill1234]

Hi there @Rose2552 ! Looks like a great listing and an awesome place to stay!
Professionally: I would not allow pets, and I would raise your nightly rate immediately and NOT allow more than two persons at a time.

Personally: I would prefer a de-cluttered place. Your photos are good quality, but it looks very, very cluttered and very personal. Yeah A simpler looking space is easier for the g

housekeeping and I would recommend a Schlage ENCODE keyless locking system (which you can monitor on your phone) and a high-speed Internet connection and advertise it as a business retreat for professionals and a retreat for couples only.

[Rose2552]

Thanks, Bill! I am installing a keyless locking system this weekend. After my experience with my Labor Day Weekend guest, I realized they could easily take the key and make a copy. When you say it looks cluttered, do you mean the overall feel of the cabin (ie., the mushroom wallpaper) or decor? I'm in a remote area in the foothills of the Adirondack Mountains where the majority of cabins are wood-paneled and mountain-kitchy. It's a pretty rugged area. I am trying to offer something a little different but I appreciate that comment. I will definitely take that on board!! Smiles, Rose

[Cathy1183]

@Rose2552 I'm still pretty new myself, but am a long-time AirBnB guest. I did not offer a discount and will not to this day. I never had instant book on and will not book someone until I have had at least some sort of  conversation with them. I do this because, as a guest, I have always sent a message telling who I am and why I am visiting, even if I instant book. I won't book anyone who isn't verified and won't book anyone who hasn't filled out a profile or doesn't have reviews, unless I have conversed with them through messages. I'm super cautious because my guest house is right across from my house on our ranch, and I spend a lot of time alone here part of the year. I don't want anyone here that I am uncomfortable about. 

Earlier this summer I had a booking request for the entire month of august and the guest asked me for a discount for long-term booking. I talked with some local host friends and all of them had bad experiences with long-term bookings. I told the guy I would not offer a discount because my place is priced very fairly already and that I would need to know a bit about his plans, why he was staying in the area, etc. His story was acceptable to me but he again wanted to know "how low will you go on the price?" Don't know how to explain except I think if someone is trying to talk me down on the price, they probably aren't my kind of guest. He ended up not booking after all. 

Your story is making me think I need to contact our sheriff's office to see how they would handle an STR squatter and/or trespassers! Best of luck to you!

Cathy

[Rose2552]

Hi Cathy! I appreciate your feedback. Initially I thought it would be great to have long term bookings, but after speaking with the local sheriff when I asked if they could do anything about the additional guests, they wouldn't get involved because the guests are considered renters. While setting up the listing, I used the suggestions ABB makes and this guest experience made me realize that ABB does not have my best interests in mind. This guest left an unattended fire to go out to dinner and when I saw it flaring up through the security camera, I called the local Fire Department. The Fire Chief relayed to me that the fire had already gone underground and spread out beyond the fire ring. He gave me suggestions for improving our fire pit to prevent a reoccurrence, which will be completed this weekend but what is infuriating is that ABB will not ban this guest from the platform. The best I can do is leave a review that alerts other hosts in my area that this guest is a danger to our properties and the mountains. So needless to say, I may not get as many bookings, but tightening up my rules and expectations will hopefully keep predators at bay. Thanks again for responding...all feedback is helpful. Good luck with your hosting!!!!! 

[Brooke421]

Hi @Rose2552 , so with any unit not just being a new host it's not uncommon to need to work out quirks. So dont feel bad!

I recommend charging a pet fee $50-$100, to not only cover possible issues/damage but to encourage guests taking this seriously. 

For rules, I highly suggest that when your guest books you send a message saying thank you for booking, I will send details as we get closer. Please review rules and guide book on ___ page ahead of time, and reach out if you have any questions in the meantime. 

With your check in message, reference any important details including checkout time. I also recommend a night before checkout message, where you outline the required check out things: start dishwasher, remove all trash etc. And it's important that you note in this message that additional fees may be imposed if everything is not done. 

I recommend creating a printed guide book, with unit details, rules and local tips and keeping it both in the unit and if possible as a pdf link you can share with guests in messages. You can also create this on airbnb as a guidebook, and use that as your shareable link. 

Communication îs everything.  Both informing you guests about expectations, requirements and in order to assess fees if things are extra messy, broken etc. If you do not note on the platform and in messaging that there can be a fee for skipped checkout procedures, you cannot charge the guest. This is very important. 

By sharing the rules in a before arrival message, printing them in the unit and having them available on airbnb you can help guests to have access to them and encourage people to follow rules. 

I also suggest, you put a note that says request if additional people. You do not have to allow them. You can also set up a fee for additional guests. So if someone wants to bring 3 people and you allow it, they have to pay an extra $ per night. 

[Rose2552]

Hi Brooke! Thanks so much for your feedback. I just said to my husband that when I think I've covered everything, I get more helpful information. I send a thank you for booking with a heads up more details to come, but I don't mention reviewing the rules...that's great! I am working on a guide book but the bookings have come in so fast and furious that I am just keeping my head above water, Lol. I thought I'd get a booking or two to ease into hosting...I didn't anticipate 15 bookings. I have added a pet fee and have raised my prices but I won't know how that will affect bookings until the Spring because I am a 3 season cabin and will be closed for the winter months. Thanks again for your thoughtful feedback!!!!!