critique my listing -- matthew, Alexandria, USA

[Matthew1870]

Hello, 

I am new to AirBnb and would love some advice and feedback on my first listing ever. I would also like thoughts on cancelation policy and additional fee for guests -- if my house accommodates 8, at what number of guest should I charge an additional fee? And what is a good cancelation policy -- does the "non refundable after booking" turn folks off to the listing? On the other hand, letting people cancel 5 days before the booking starts seems like a pain and like I would lose money...

Here is my link: https://www.airbnb.co.za/rooms/956315357686935606?source_impression_id=p3_1691845360_l%2FX29wtuNPlzl... 

thank you in advance for all the help and feedback!!

[Mike-And-Jane0 · Accepted solution]

@Matthew1870 a few thoughts

If you have a flexible or moderate policy then guests can book your place and then just before/a week before they can see if anything better/cheaper is available and leave you in the lurch. This is more likely to happen in off season or where the market is saturated. We have a strict policy and are happy not to get the odd booking because we know the ones we do get are firm.

Re the 8 person property. If you charge extra guest fees then you will be forever worrying about how many guests are there. Also even if only 4 book they can use all the bedrooms so you save nothing on cleaning/heating/cooling/laundry. A far better idea (I would say) is to have a 4 bed and a 2 bed listing (same as 4 bed but with rooms locked off)  for 8 and 4 people respectively. Link the calendars and block the 2 bed listing in high season to force people to book the 4 bed.

[Matthew1870]

thanks so much for taking the time to share your thoughts! very helpful.