Listing (and charging for) an additional bedroom

[John-and-Leslie0]

I have tried on Reddit, my local group and ABB support, but am still unclear on how to proceed.  We list a private floor of our house "The Bunkhouse Suite on Mascoma Lake", which can be viewed here: 

https://www.airbnb.com/hosting/listings/editor/1402182080242743890/view-your-space

We also have a room available (Bedroom 2) on the main floor to accommodate an additional 1-2 guests.  The issues are that some folks just see Bedroom 2 and assume it is in the private suite, and I don't know how best to charge for the extra bedroom.  Currently it is billed for 2+ guests on the reservation, but cannot account for children, etc.  

I have added a photo of where the bedroom is situated, as well as set up as a Twin or King.  This is also only for use with the suite as it is really only for extra sleeping options.  They have access to a half bath in the evening (shared), but not use of the kitchen or amenities etc. on the main floor.  We also would charge different rates for Twin versus King bed, and possibly a small additional cleaning fee.  It is a trundle bed and considerably more preparation goes into making it a King (moving furniture throughout the house).

ABB suggested a separate listing, but we would never rent it as a stand alone.  Thoughts appreciated.

[Helen3]

Airbnb are correct you need to create two different listings then guests can book one or both @John-and-Leslie0 

[Joan2709 · Accepted solution]

@John-and-Leslie0 

Since you are only offering a bedroom and shared, half bathroom, (no access to other amenities on the main floor and half bath doesn't allow showering/bathing) that presents privacy and separation issues if you are using the main floor living space yourself.

I would suggest several things for you to correct:

Changes to Listing

1. Turn OFF Instant Book (if using) - you need to explain the bedroom/privacy situation to guests and clarify the King Bed/Twin Trundle situation upstairs is in your living space and ensure the guest understands that BEFORE accepting a booking.

2. Change the property type to Guest Suite (Not Room)

3. Explain there is another sleeping area upstairs in your space. If it is not enclosed (doesn't look like it is), but in an open area then it is NOT a bedroom. Remove the Bedroom 2 Room from your photos. To be a bedroom it must have 4 walls and a door. It would be considered a second Living Room with a King trundle bed. Add Living Room 2 Room to Photos and choose King bed for sleeping arrangements. Then caption the photo and explain it is a trundle twin that can be converted into a King in an open living space upstairs. Add they have access to a shared 1/2 bath. 

This does not appear to be a bedroom, but appears to be a trundle bed in an open area. To be classified as a bedroom, it must be enclosed (4walls) and a door.

4. Add photo(s) of 1/2 bathroom and ensure you indicate it is SHARED on the photo

5. Add photos of the bathtub/shower in Bathroom 1 (you only show sink, toilet and W/D in photo)

Your listing would then show correctly as a 1 bedroom, 3 bed, 1.5 bath. You can then explain in the Listing that the addl King Bed is available for an addl guest fee/guest using the King upstairs that is a twin trundle bed convertible to King. Be sure you clearly indicate the bed is in an open area UPSTAIRS with access to a shared 1/2 bath and that no other areas of the home upstairs are available for guest use.

I don't see you have indicated the number of guests on the listing?

Where are the photos of the single bed and couch for the downstairs area? You need to add photos showing the single bed and couch.

Privacy & Security Issues

Personally, I would not offer the trundle bed upstairs due to privacy issues unless I was able to separate it from your living space with a wall. However, that is up to you. What if a guest decides to use the kitchen if you are not home, despite the fact you explained they are not permitted to do that? Will guests have full access to your other private spaces upstairs? 

[Joan2709]

@John-and-Leslie0 

Apologies if the trundle bed is actually in a bedroom (4walls and door) rather than just an open space - hard to tell from the photo. See comments below.

If it IS a bedroom (4walls and a door), then you could create a second listing using property type room and indicate there is only a 1/2 bath (no shower or tub) and the bathroom is shared.

[John-and-Leslie0]

Thanks again.  I have gotten more actionable information from you than anywhere else.  If listed separately is there a way to connect the listings (link, etc).  My concern with separate listings is that folks will search for inexpensive rooms in the area and see it as a stand alone.  Thoughts?

[Joan2709]

@John-and-Leslie0 

Yes...you can link the calendars. Be sure to sync them correctly to prevent double bookings. Only reservations will block both calendars. If you want to block dates for personal use, or to do maintenance, you would have to block both calendars. You can turn on Professional Hosting Tools in your Account settings so you can use the multicalendar to see both listings at the same time. The multicalendar is only available on the desktop though.

Multiple Listings

https://www.airbnb.com/help/article/1864

Linking Calendars

https://www.airbnb.com/help/article/1864

Professional Hosting Tools

https://www.airbnb.com/help/article/2499

Not sure you want to list the trundle bed as a separate listing though, since the half bath presents a problem as guests can't shower/bathe? You can just state in the description of the main unit that the addl sleeping area is available for an addl fee (I wouldn't call it a bedroom if it isn't) and in a shared space. Be sure to indicate that you reside upstairs and the half bath is shared.

[John-and-Leslie0]

Hi Joan,  

Are you a very knowledgeable and patient fellow host or a member of ABB customer support?  I received a survey and wasn't sure how to respond as this is the first productive exchange I've had.  

I am also including a photo of the upstairs bedroom for reference.  There actually is a shower in the "half" bath, but we have a dishwasher hooked up there.  That bath also connects directly to the Living Room / Kitchen.  The Full bath in the suite can certainly accommodate 4 adults. 

So if I list it as one listing do you know how I actually bill the additional fee?  Thanks again!

JohnBedroom 2 inside

[Joan2709]

@John-and-Leslie0 

I am not employed by Airbnb. I'm a Co Host and have my own short and mid-term rental consulting business. 

Airbnb sends out surveys after you contact CS, so if you want to complete the survey it should be in relation to your experience with Airbnb CS.

Several questions:

Where do the double doors lead to on the left in the photo?

What is behind the single door on the right?

How do the guests access the King trundle bed upstairs?

If you have a dishwasher in use, then the shower in the 1/2 bath is not useable - correct?

How have you indicated to guests that the shower in the 1/2 bath is not for guest use? (sign?)

How do the guests access the 1/2 bath where the trundle bed is?

[John-and-Leslie0]

You are very generous with your time, many thanks.  Before I address your questions I am still very interested in how to charge as a single unit.  Ideally there would be an a la carte menu, 1/2 bath or 3/4 bath; full bed or King bed, each with a price add-on.  The only  other option I can think of is to discuss the options when they inquire and adjust the price on my end for that date.  There must / should be an easier way!

As for the questions:

1) The double sliding door end at the wall, they are not pocket doors.

2) The single door is an office closet (printer, modem, phone, paper, etc).  Other than a hook, there is no clothes storage.  Both the suite and office are used by us when we have no guests.  We remove all sensitive or personal items.

3) The guests can enter the suite outside (a bit steep and dark) but so far most enter the house front door and take a flight of stairs down to the lodging.  The King bed is on the main (entrance floor) and they go down the same  flight of stairs to the suite.

4) The shower could be useable, but would need to charge for the inconvenience of cleaning, moving and resetting up the portable dishwasher.  hence the a la carte billing. 

5) Access to the 1/2 bath is through the living room.  Our residence is upstairs, so at night it is private.  The bath is generally not shared but it is the only facility on the main floor, and we are not interested in renting out more of the house as it is our primary residence.  Plus the cleaning costs increase when we open the kitchen.

[Joan2709]

@John-and-Leslie0

If you were my client, I would suggest not to even offer the upstairs space with trundle King. The hassle factor (opening/closing trundle bed) removal of personal items from the space when you have guests, sharing the only bathroom on the main floor with guests and the security issues (guests have access to your personal space) is not worth the possible income you would generate. I also would not allow guests to enter the house through your front door and go down the stairs to unit.  I think you'll find over time you'll want separation from guests and security for your own space. This is your call of course.

Ideally, guests prefer a private entrance and a locked door separating their space from yours for their security as well. Is there a door at the bottom of the stairs you can lock?

My suggestion would be to list the space as a self contained unit with private entrance (if you can lock a door at the bottom of the stairs leading to your space) and don't allow guests to enter through your front door:

1 bedroom, 2 beds, 1 bathroom, 2-3  guests (2 adults, 1 child?) 

If you want to still offer the trundle King upstairs, technically it is NOT a bedroom and if you list it that way it can lead to a guest claiming your listing is not accurate and Airbnb can (and does) refund guests for this. Guests also won't read that the 1/2 bath does not have a working shower or tub and then post a negative review about that and Airbnb is not removing these reviews, even if you spelled all this out in the listing description.

Listing Accuracy

https://www.airbnb.com/help/article/2895

The listing page at the time of booking should accurately describe the home and reflect the features and amenities that will be available at the listing from check-in to checkout, including:

• the surroundings that may impact the level of noise.
• Type, size, and privacy: The listing page should accurately describe the type of accommodation offered (private room, entire home, etc.), the setup of the listing (number of bedrooms, size of beds, etc.), and the level of privacy (presence of an on-site property manager, other guests, etc.).

A la Carte

There is no such think as "A la Carte" for listings. The only way to offer something like that would be to have 2 separate listings. Guests could book the downstairs only, upstairs only, (don't advise this as no bathing facilities) or both. 

Additional Guest Fee

To add an addl guest fee for just the downstairs after 2-3 guests, go to your Calendar/Pricie Settings top right - scroll to the bottom. 

Additional Charges

Add an extra guest fee

I would also add "Potential for Noise" to the Guest Safety/Property Section, as no matter how quiet you are, guests can (and do) complain about noise from above. You'll also find that guests don't read. They won't read your listing description, House Rules, or Other Details. Despite the fact you mention you live upstairs on the main level, many guests will assume they have the entire property to themselves - they don't read.

You may need to contact Airbnb and advise you have changed your property type to Guest Suite as they are still showing it as "Room". I would also list the sq footage of the downstairs unit so guests have an idea of the size.

[John-and-Leslie0]

That would simplify things for sure.  The suite does have it's own lock and keys from the house and outside.  The outside is not passable in the winter months, but that is not high season.  We are hoping for 8-12 rentals / year so maybe simplifying is the way to go.  Honestly, the Reddit feedback on ABB is generally negative and getting worse, their customer service is abysmal, so I may just look for local direct listings.  We live near an Ivy league campus and we could cater to those events and pick up stragglers via ABB.  Your input has been invaluable and appreciated.