Seeking Host Critique of my new and first listing?

[Erin8332]

@Joan2709 

@Marie8425 @Emilie 

Greetings, 

I finally had the guts to hit publish. I have completed editing my listing. It's been about 17 hours. Now what and is it possible to get a critique of my listing from you or others in the community? 

I couldn't figure out how to add the instant messages after people book, but that come after I am visible. Also, something came up about a category and that I lacked one. I may have amended that. 

Thank you for any further help. 

Sincerely Erin 

[Andrea6232]

Buongiorno @Erin8332 ,

nice house!

If you want to have a better chance of hosting a guest as soon as possible I would avoid placing this condition:

[Erin8332]

Thank you. I will change that...... if I can find it! Ha

[Marie8425]

@Erin8332 

Congratulations!  Very beautiful space.

Fix it says No Essentials and No Hot Water Haha.

I can't see because you did set to omly Experienced Guests.  That isnt a bad thing but does limit who can even see your pricing and ask to rent, and you are very new asking for experienced which means you have to incentivize to that market.  Make sure Airbnb New Listing Discount turnned on.

Why would a couple come to your area?  As a Guest, I wanta great rental in your area because location near someplace I am going.  Remember a Guest is not looking for your specific house I am going to your area and your house came up in my search.

The bathroom is nice but still a little confusing in presentation.  Think like a Guest, I have to pee at 2 am where am I going?  Could other people be there?  Do I have to pass through an entry way entryway makes me worry public access?

All manageable

Might run into your tenant on my way to the bathroom, simply put a little mirror on the wall, we all like to make sure we flatten the one hair standing on end. lol

If the laundry room is prominent, Just set hours for the laundry room used only between anything 7am to 10 pm.  Gives Guests a set idea.

Entry way discuss locked to public no easy access..

Not negative all positively.

You disclose about the bathroom being separated which is good.  Now show the highlights, typical guests a couple probably 5 or 7 days.  I want to see the shower.  I want to see big my husband can shower and I can dry my hair.  I want to see a space for my toiletries items.

Disclose as needed but not always a big deal to someone else.  Don't apologize it is very nice it is where it is.  Set a Guests mindset of a big beautiful bathroom with minor differences.

[Erin8332]

Thank you Marie for taking the time. I went in and added hot water (haha) and essentials and some other things. I didn’t realize how that section worked with a different tabs to open up different items.

I also change the setting so that you didn’t have to be an experienced guest to book. I’ve had a couple friends tell me to do that. But perhaps for the beginning I shouldn’t.

I made sure that the discount for new hosts was on.

I will add some photos of the bathroom and try to make that more clear. But I am confused because I live in a private residence so nothing is open to the public. So that shouldn’t be coming across to you. I will go back and reread.

thank you!! 

[Marie8425]

@Erin8332 

You know exactly how your house layout is, as the potential Guest, the only things I know are your pictures and your words..  "Shared Entry Area" I guess you are only disclosing you or your tenant might pass through to your laundry room.  That is my guess?  Don't chance people guess right or wrong, just tell them.  Not a secret.  A Guest fully aware of what they are purchasing causes less issues.

[Joan2709]

@Erin8332 

Great job hitting that publish button and it's clear you want to do things right! Great advice already from @Marie8425 . So I have just a few suggestions 😉...so hold on to your hat. You asked for input 😃

Experienced First Guest

You may wish to leave this setting on as some new Hosts find it helpful to have their first guest be familiar with Airbnb and they must have at least 3 stays without negative reviews to book. If you go a week or so without that first booking, I would turn off the setting, BUT DON’T TURN ON INSTANT BOOK. There are loopholes with Instant Book even with the optional settings that will allow a less than desirable guest to book. Keep it as request to book for now and ask questions before automatically accepting a booking. Look at the reviews, gauge how they respond to questions and how they come across. Are they polite? Are they demanding, asking for discounts, asking to check-in way early or check out way late? You get the idea. It’s ok to decline a booking if you don’t feel comfortable. I also would NOT accept any long term bookings right now. You need as many bookings as possible with good reviews right now and a long term booking will delay that. After you have 10 or so guests and are feeling more comfortable, then consider turning Instant Book on and also turn on the optional settings. I would add Guest Photo ID required in the preferences section as well:

You can turn off Experienced First Guest by going to your Account Settings/Your First Guest. It will look slightly different, as we don’t opt-in early to software releases:

Experienced First Guest

https://www.airbnb.com/help/article/3320

Listing as a 1 Bedroom – Actually a Studio?

You are showing it as a 1-bedroom when it is actually a studio. Remove the Bedroom Room in your photos and add the photo of the bed to the Living Room. In the Living Room select 1 Queen Bed and 1 sofa bed under sleeping arrangements on the photo. This will tell Airbnb to show this as a Studio and not a 1 bedroom. This is key for listing accuracy. Many guests DO NOT read your description and could complain to Airbnb that your listing is not accurate claiming to be a one bedroom. Airbnb could refund the stay as the listing is not technically accurate.

Listing Accuracy

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

Missing Information

I suggest you go through the Listing Editor again and click EVERY square on the left side and make sure you add information to every section on the right panel. You are missing a lot of information on your listing. Suggest you go through the New Host Guide again and review it to assist you.

Other Details

This section is to point out important details about the listing itself. The information you currently have in this section about the area and things to do should be in a bullet point list in the description section and/or the Neighborhood/Location Section. You countertop burners don't count as an oven in the amenities section, so I would remove that. Add things in this section like:

• No full-size oven
• Private bathroom is accessed from a hallway outside the lockable unit
• Shared laundry
• Non-working fireplace (if it isn't a working fireplace)

Amenities

You don’t have wine glasses or blender under amenities? Most guests expect that both those items as basic in a Kitchen or Kitchenette. Does the fireplace work? If it does, add it as an amenity. If it doesn’t be sure to mention that in several places: Other Details and in captions on photos showing the fireplace. Otherwise, guests will see the fireplace in the photos and be upset they couldn’t use it, even if you don’t list as an amenity.

Mini Split mounted above TV not a good idea due to condensation/water damage and air flow interference. Not sure if you have another spot for it or not?

I would add motion sensing night lights in hallway and in bathroom so guests can see at night when going to restroom.

Add your Wifi Speed under amenities to get a callout on the listing:

Wifi Speed Test

https://www.airbnb.com/resources/hosting-homes/a/attract-guests-with-the-new-wifi-speed-test-433

Lockbox

I suggest looking into getting a smart lock. Keys get lost by guests and this becomes a security issue and may require you to re-key the lock. A smart lock also allows you to keep track of who is entering/leaving and when. You can add/change/delete codes and even lock and unlock the door anywhere from your phone. Since you say you don’t have exterior cameras (I suggest you get one that oversees the parking area/front door) you need something to keep tabs on what is going on.

Pets

You need to say a bit more about your pet if they are not kept separate from the guest areas (in a fenced yard for example). You do mention it, but I would elaborate a bit more, breed, size, etc. Some guests do not like dogs and would worry about noise (your dog barking).  Add Pets Live on Property to Guest Safety Section in the Listing Editor.

Professional Photos

I suggest getting professional photos done as soon as you can by an a photographer experienced with Airbnbs. DO NOT use Airbnb's photography services. Lots of complaints from other Hosts. Professional photos can help listings earn up to 20% more and Airbnb says they include quality photos as part of their search rank algorithm.

Photos

1) You mention a washer and dryer but only have a slight view of them through doorway? Get another photo of the laundry room with both washer/dryer in view. Do you offer a small supply of laundry detergent for guests? I would not leave full bottles of laundry supplies in the laundry where guests can access them. They will disappear.

2) You show 2 pictures of essentially the same thing in the bathroom? You need a photo of the shower/bathtub. Delete the duplicate photo of the vanity. Be sure to show the showerhead by pulling shower curtain back (if you don’t have shower doors).

3) Captions – I like the captions you have, but add captions to all photos – some are missing captions

4) You need photos of the actual entrance door and lock and also the lock on the inside of the unit. You should have at least a small motion detection light at the entrance or a dusk to dawn porch light for night arrivals.

5) Bed area - Bed looks messy? Pillows should be on top of duvet and no wrinkles in bedding. Nice throw blanket at end of bed neatly lying across. One accent pillow. Need some kind of picture or wall art on the wall above the bed. Do you have outlets to charge phones? I don’t see any lamps? Guests will want to be able to read in bed. Not sure the nooks are gonna work. You might consider floating shelves on either side of bed or a shelf behind bed.

Cover Photo - Next 4 Photos

These should be the best photos and show your most unique amenities. You kinda have photos showing the same thing right now in your first 5 photos.

Keep the current cover photo:

Keep second photo Kitchen

Usually recommend 3rd photo bedroom/sleeping area. I would make the changes I suggested and retake that photo and put i in the number 3 position

New Bedroom Photo - 3rd photo

Outdoor space important to guests. I would use this photo as your number 4 photo. I would suggest adding 2 coffee mugs, tray, small plant on the table. Do you have a BBQ guests can use?

Arrival Guide

Don’t forget to setup your Arrival Guide in the Listing Editor. This is what the guest uses to check-in like, directions, Wifi Details, House Manual, etc. You can also add photos to your checkin instructions. They are kinda hidden under the Check In Method...scroll down. I would say something about guests not going up stairs and even provide a photo with an arrow pointing to where they need to go to the left around the fence. I would also put a little "private - no guest access" sign by the bottom of the steps.

Listing Editor/Guest Safety Section

Add Potential for Noise (neighbor, you live upstairs, dog)

Add Shared Spaces

Add Pets Live on Property

Scheduled Messages Quick Replies

You create these by clicking “Messages” at the top, then the gear icon. Most Hosts have at least 4 messages scheduled:

• Welcome After Booked
• Check-in 1 Day Prior
• How Are You Doing – After Check-in same day or Next Day
• Check-Out

Whew! That's alot I know. Once you get your listing all squared away, it will get easier I promise. It is work though and if you put the work in to get it right from the outset, it will pay off. 

[Erin8332]

Joan,

I'm combing through your suggestions here at 10 pm and just got my first booking!  It must have just gone live and I managed to turn the InstaBook off and toggle the Experienced Guest on before the request to book came in. Seems like a really nice respectful guest. 

It's such a learning curve, for instance the bed photos getting categorized into the bedroom and therefore reflecting 1-bedroom! 

Anyways, I'll continue to go through your suggestions! Thanks!

[Joan2709]

@Erin8332 

Yes...it is a steep learning curve the first 3-6months or so. You'll get the hang of it! 😊

Yay!! You got your first booking! What dates is the first booking? This guest should have at least 3 good reviews. 

Looks like you have corrected it so it shows as "Studio" and not 1 bedroom - good job! 👍

Suggest you go go living room and move the photo of the bed to the number one position in the Living Room. This will make the Where You'll Sleep Section show the bed and not the couch first. I would make up the couch as a bed (pulled out with sheets and blankets pillows, etc.) and add that to the Living Room as the second photo. Then add sleeping arrangements sofa bed to that photo, and keep photo one as only queen bed. Then the Where You'll Sleep Section will show 2 photos; first one is queen bed and second one is sofa bed.

[Erin8332]

Alex and one other are staying 3 nights, July 3-6. He had excellent reviews, more than three. 

I finally figured out how to move the bed photo to the first living area photo. Some things are easier on the iphone (for me anyways), that was one of them. I will update the bed photo and do like you said with the pillows. I really need some art on the wall above the bed. I'll also make the sleeper sofa and take a photo. 

Since the sofa bed isn't typically made until one pulls it out for sleeping, do you know how hosts deal with that. I assume it's understood that its up to a quest to make and put away the sofa bed, but? I would be willing to set it up if I had time and someone was coming in late. 

Thanks! going to bed and will get back to the rest of your suggestions tomorrow. 

Sincerely, Erin

[Joan2709]

@Erin8332 

It would be up to the guest to makeup the bed themselves. You should provide linens and blankets for the sofa bed and explain where to find them. Instructions on how to use the bed and where linens are kept are usually put in the House manual. 

I would be sure to caption the photo of the bed made up to include where the linens are kept and instructions for using the sofa are in the House Manual in the App.

Most Hosts have a paper copy of their House Manual inside the listing in a 3-ring binder (sheet protectors for the pages). 

[Joan2709]

@Erin8332 

Also noticed you have Full Kitchen in Photo Tour and should be Kitchenette

Since you don't have a Full Kitchen, you need to correct that in the photo tour. Add the Kitchenette Room and move the photos from the Full Kitchen Room to the Kitchenette Room. Then delete Full Kitchen.

Photo Tour

Click plus sign top right

Choose Add a Room or Space

Select Kitchenette

[Erin8332 · Accepted solution]

I fixed the kitchen to kitchenette and added appliance photos. I added a couple more photos of the laundry room for spatial context and to show the appliances. Going into this I was trying to down play that guests had access to washer and dryer. I wasn't going to restrict it, but also wasn't going to advertise it really as a perk. But now doing the listing and seeing how detailed and transparent one must be about the space, I should probably just add the laundry room to the photo spaces. 

It's amazing how much there is to think about! I am going to get to the bed and photos tonight. I have to make the bed which is a pain in the but 🙂 because it's in a tight space. Ha!

[Joan2709]

@Erin8332 

Yes...lots to learn and think about, but doable. Don't get overwhelmed. In a few months you will get the hang of it. 😊

As a Host, keep a few things in mind:

Guests don't read!

Even if you mention something important numerous times, they will blame you and say they didn't know when it is clearly mentioned all over the listing. For really important, often misunderstood issues, Hosts will mention it in an after booking message and give the guest an opportunity to cancel BEFORE they arrive, blame you even though they didn't read and then leave a negative review.

Think Like a Guest

You are familiar with the space, but guests will not be. You DO have to spell out everything.  I suggest my Host clients have someone stay a few days in the property who have never stayed there before (friend, family member) and have them be totally honest about their experience. 

Laundry

You either offer it, or you don't. If you do, you can put restrictions on it's use in your Addl House Rules, House Manual and other Details. Some Hosts only allow it's use if the guest stays 5days or longer. This is accomplished by locking the door preventing the guest from accessing it for short stays. You need to be very clear about that. 

Some Hosts don't even mention a washer/dryer at all and don't show photos and then state laundry is available for stays 5+ or more, 1 load per day, etc. However, having a W/D is a great amenity and guests can search for that amenity when looking for a place to stay. If you don't list it, you won't even show up in their search results:

[Erin8332]

Hi @Joan2709 

I just wanted to let you know that I am still working through your suggestions. I am now booked for all weekends in July (2 to 3 nights). I haven't added a photo of the sofa bed all made up because while I had sheets, I hadn't yet bought blankets for it! Thanks for the suggestion which made me realize I needed to get blankets and pillows. 

I've added my boyfriend's dog to the safety section but also that he is friendly. Loves people. I think I made all the photo changes you suggested. I did my automated messages. There is an outdoor patio light on switch which someday I will change to motion detector but I am going to add patio string lights. And I do have a motion night light in the laundry area on way to the bathroom. 

Do you (or should I ask the larger community) have recommendation on waterproof mattress protectors? Ones that do the job but don't feel and sound like slippery plastic. 

Sincerely, 

Erin