Guest Problem - subletting long stay

[Marlene192]

A guest booked 8 months ago, wanted to cancel - pandemic-related - we offered a significant concession on the cancellation policy (agreeing to give up 75% of our net), she then said her circumstances changed and she decided to come.  Since arrival, she has substituted 2 mostly separate groups into our 4 person condo; she showed up for a week, left husband and daughter, then 3 adults showed up,  the 3 adults left Saturday and 2 different adults showed up today.  

She is shuffling friends and family through our condo a week at a time. This is a problem for a couple of reasons.   We are limited to 28 day stays per tenant (and the tenants disclosed guests) on our non-transient license.  This is more transient than our license anticipates.  And, they are, at times, overloading the condo.  Our policy is 4.  Her booking has gone from 2, to 3 and an occasional 4th, and now 4 and an occasional 5th.  We have beds (one sleeper sofa) for 6, but we don't disclose the sleeper sofa and don't expect it will be used.   Its 800 sq feet. The bottom line is that this is just dishonest and is putting us in a bind with our neighbors on a small property (5 condos altogether).

What are my options.

[Mike-And-Jane0]

@Marlene192 your rules re registration of guests are being broken. Contact Airbnb and get them to cancel the reservation and then evict the guests.

[Marlene192]

Does it really work that easily?

[M199]

@Marlene192 

Question, the booking guest needs to be on site during the reservation period.  Is this actually happening?  Just food for further thought.  It may be a valid reason to cancel them.  If you can prove it's  3rd party booking, you likely have a case with Airbnb to boot then and have your calendar opened up.  JMO

[Marlene192]

Thanks.

[Linda108]

You pose this issue as a subletting concern, but the guest is clearly breaking the rules about registration and third party.  What has been your communication with the guest?  Did you confirm no unregistered guests and the booking guest must remain on the property?  Do you charge the same whether 1 or four guests?  I think you or one of your cohosts should speak directly with the booking guest, clarify the next step is to cancel the stay immediately.  

BTW your rules are not to host children and infants and yet you have a rule that children in diapers should not use the pool.  Somewhat confusing I think

[Marlene192]

Hi,  Thanks.  Our rules clearly state we need to know who are guests.   The reference to "registered guests" is a bit unclear.  We assume that our guests will identify who will be staying in the property.  We had that information, by name, for the adult guest, because she told us our messaging.  The thing about booking guest remaining on the property (during the booked stay), well that is problemmatic.  Can't really prevent someone from coming and going while there "registered guests" are on the property.  We could impose such a rule, but most of our guests are professionals and they are often pullled away for periods of time for work.  We could be more clear about this, so we will work on it.  

Thanks.

[Linda108]

The booking guest does not have to remain on the property 24/7, but is expected to be there overnight if there are non-booking guests.  The booking guest is responsible for the behavior of the others in the party as the review is on their profile.  For example if the booking guest is gone a couple of days and during that time there is some damage that results in a claim, the booking guest is responsible for the charge.   However, if you accept the booking guest not being there and there is damage, how can you hold the booking guest responsible.  Make sense?

[Marlene192]

Ok, so this is what really happened.  After not being satisfied with our offer to return up to 75% of our net if she cancelled, Marci told us her luck had changed and she could come after all.  This was a lie.  To get all her money back she convinced her ex-husband to take the condo.  She didn't tell us, she didn't tell him about the capacity limitations or upcharge for extra guests (to discourage more than 4).  We learned this after our co-host told us there were again 5 in our condo and we wrote Marci again - who told us to contact Joe, who told us the truth.  

Certainly not the worst story to come out of an AirBnB booking, but makes you doubt your faith in humankind.

[Derence0]

Ok, so this is what really happened.  After not being satisfied with our offer to return up to 75% of our net if she cancelled, Marci told us her luck had changed and she could come after all.  This was not true.  To get all her money back she convinced her ex-husband to take the condo.  She didn't tell us, she didn't tell him about the capacity limitations or upcharge for extra guests (to discourage more than 4).  We learned this after our co-host told us there were again 5 in our condo and we wrote Marci again - who told us to contact Joe, who told us the truth.  

So, as this conversation started, Marci sublet our condo to her ex-husband, who, claiming he was unaware of the capacity limit invited 1 more guest than appropriate into the condo for 10 or 11 days of a 28 day booking.  

AirBnB was supposed to contact Marci and impose and upcharge, but AirBnB Support dropped off the planet and is not responsding to my emails.  So, I sent Marci an reservation change request for the extra guest upcharge.  Waiting to see what happens.

I assume Marci left a CC that is exposed to the charge if she declines.  Has anybody else encountered a similar situation?