Declines

[Carolyn696]

Hi, I received a email from Airbnb threatening to suspend my account due to 3 declines in succession. However, the reason I am declining the booking is the guest is NOT following our booking rules. We clearly stipulate that our property is for families with children. However, we constantly get bookings from large groups of singles for parties. Therefore I decline the booking. Our rules are clearly highlighted in a number of areas on our listing. Most times the guests are asking us to make an exception to the rules because they are 'respectful'. This in fact means that have read the rules and are still trying to book. I have contacted Airbnb who arent willing to help.I would appreciate any advice. Than you.

[Lisa723]

@Carolyn696 are you declining inquiries or requests?  For an inquiry, all you need to do is reply with a message. You do not need to pre-approve or decline.

Your listing text says "Our house is reserved predominantly for families with children."  If you do not want to rent to anyone else I would change it to "Our house is reserved exclusively for families with children, with no exceptions. Please do not request to book for any other type of group, as we will not be able to host you."

Then, if you still get requests to book from other people, you can reply with something like this:  "As noted in our listing, our house is reserved exclusively for families with children. Since you are not a family with children, we will be unable to host you. Because Airbnb penalizes hosts for declining requests to book, in X hours I will accept your request with the provision that you bring children. If this will not work for you, please withdraw your request now to avoid being charged for a reservation you cannot use."

As a side note, I think this requirement will continue to be problematic for you. It's an unusual one that on its face seems pretty arbitrary, and doubtless frustrating to well-behaved adults who don't happen to have children. It might be better to think about your requirements in terms of the behavior, rather than the identities, of the guests.

Also, you have, in my opinion, way too many house rules. I don't think anyone will read them all, so the important ones will be missed.

[Carolyn696]

Hi Lisa, thank you form your feedback and advice. Your points are well taken. We are keen to open our property to singles but unsure how we can screen 'well behaved adults'. I would appreciate your advice. Regards

[Lisa723]

@Carolyn696 

Some of the things hosts do to avoid party bookings:

- listing text that is extremely clear and firm about this, e.g. something similar to the “families only” text above except focusing on prohibited activities rather than prohibited people;

- institution of specific quiet hours;

- installation of security cameras and noise-monitoring devices, with unmissable disclosure of these in the listing description and boxes ticked in “health and safety” section;

- local co-host who can keep an eye on the property and stop any misbehavior, also clearly disclosed In listing;

- good relationships with neighbors who all have your phone number and your co-host’s phone number;

- pre-booking conversations with guests where you establish their intentions and reinforce your expectations;

- no last-minute or single-night stays;

- no locals (I don’t like this one because it is another identity rule but I understand it);

- no guests with no previous reviews (again I don’t prefer this one but understand it).