Airbnb wont adhere to UK regulations

[Luke279]

I'm literally on the verge of a nervous break down due to Airbnbs lack of compliance to separate Government law/regulations.

In the UK we are now allowed to open to the public, but only to those who book under two households. 

Yet if we have instant book enabled and have a property that allows 6 guests this brings a situation that means a group can instantly book without question, advance or last minute.. 

I approached my local council which is Bristol, and I was advised that as a company we have a duty of care to the residents in the block the apartment is held in to adhere to the law/regulations set out. Failure to do so regardless of individuals/groups lying on booking we would be liable to not only fines but prosecution.

Now since we reopened to the public I've had continuous scenarios of groups trying to book or instant booked and the booking needs to be cancelled due to the regulations. Airbnb do not recognise this at all, they request proof direct from a high power for each reservation when trying to cancel which is impossible to do. Yet the law is clearly available online to view

How on earth do we as hosts keep a viable business running full well knowing deactivating instant book lowers our properties, we held to ransom at putting lifes at risk!

[Yadira22]

@Luke279 

I am so sorry you are facing these hardships. 

I have turned off IB before and actually had about 3x more traffic and business than those with IB on, it does not necessarily lower traffic, especially if you commit about 10 mins every other day to updating listings, even if for only proof reading or photo re-arranging. There is an interesting post here (search for it as I cannot find it) on social media ads and other tips. Hope this helps at least a bit. Good luck 

[Luke279]

@Yadira22 Thanks for your response.

Deactivating IB on Airbnb automatically lowers your listings on the search so its very interesting to read you've had more traffic/bookings!

Luke

[Debra300]

@Luke279,

You have a lovely space.  It's nicely decorated and the quirky shaped rooms enhances its attractiveness.  I think you are saying that government guidelines state that rentals cannot consist of people from more than two households.  Am I correct?  

The following suggestions will provide you more opportunity to screen potential guests, and still keep Instant Book turned on.

1. Update your reservation preferences to 2 or 3 days advance notice.  This will stop guests from making last minute bookings.  Instant booking is still enabled, but if a guests want to book within the advance notice period, they have to send you booking requests.
2. Update your guest requirements to profile photo, government ID, and recommendation from other hosts.  Those who do not meet the requirements will have to send a booking request.  Instant booking is still enabled.

[Luke279]

@Debra300 

The issue is that at the current moment groups of more than two households can book which breaches UK legislation. 

Even putting the above recommendations on place dosnt stop the individual booking under a booking of 6 and being in breach of this. 

[Debra300]

@Luke279,

My other recommendation is to post a graphic of the UK guideline as one of the listing photos, and tag it saying that guests must provide proof of living in the same two households, or their reservation will be canceled or the authorities called if more than two households show up at the property.

[Huma0]

@Yadira22 

That's interesting. I have had the opposite experience. I turned on Instant Book (never really wanted to use it) because my listings, although being popular and well reviewed, really dropped way down the searches when Airbnb started to really push IB and the bookings suddenly ground to a halt. As soon as I turned it on, the bookings soared and guests often tell me I came top/high on their search results. Perhaps something has changed?

Also, RE updating the listings, I used to do this but then Airbnb posted an article here in the CC a while back explaining how the algorithms work. It stated that updating listings makes zero difference to your place in the search results. So, I stopped constantly updating them and have continued to be fully booked (until COVID-19) ever since.

Perhaps there are other factors at play? Perhaps there are other reasons why you are getting so much traffic. I'm really not sure. I guess I would have to turn off IB again and see what happens, but because I mostly host long-term guests, I don't get that many IBs anyway.

[Luke279]

@Debra300 

It's not trying to deter bookings, we obviously welcome them! Though the education needs improving before someone books,  just like currently when you go to book a place it states the Covid-19 policy for the country you are in for travel restrictions. 

I expect guests to book currently to book without realising the rules, thats natural. Though Airbnb are not adhering to the rules! I had to cancel a group booking for instance 2 days ago which was booked 24 hours before arrival, so I had to approach Airbnb to cancel it as it was 4 households. I was asked to prove my own countries legislation which i shouldn't have to do so,  asked for proof? How Airbnb think I'm able to provide documented proof each time someone books is baffling. This is the issue, it's not the guests, its enforcement of the rules!

[Debra300]

@Luke279,

Ok, cool. Best of luck.

[Gillian19]

There is no way Airbnb could prevent these sorts of bookings. Way to many different regulations within one country, let alone across all countries in the world.

[Gordon0]

Airbnb operates in 191 countries, @Luke279, some of which have different rules for different areas. How do you expect them to police the regulations in every one? It's at times like these when we need to earn our money by carrying out our own due diligence.

[Luke279]

This is such an illogical response, yet border line dangerous..

How to police it? Ok, so how do you think your bank 'Polices' regulations set out by government or outside entities? They adhere to it, they adapt and implement procedures to protect everyone involved. How does Airbnb have a free pass in this scenario? They are a global company, that adheres to local regulations in terms to rules for renting out accommodation,  how this any different to implementing a setting in place to make sure everyone is safe? I shouldnt as a host be having to spend countless hours manually checking bookings to make sure it adheres to the law, cancelling and then waiting for airbnb to respond. 

If a company is making money on the back of someone else, they have every single reason to make sure they follow the rules to maximise sales.

[Helen350]

I disagree with you @Luke279 , & agree with @Gordon0 .

I believe it IS your responsibility to check that all your bookings comply with the law.

http://www.gov.uk/guidance/working-safely-during-coronavirus-covid-19/hotels-and-other-guest-accommo... 

[Gordon0]

You describe yourselves as a 'property/hosting company specialising in unique apartments that separate us from the competition', @Luke279, yet you expect a platform to keep you in line and above-board? 

Doesn't work that way I'm afraid, and due diligence is the name of the game.

[Helen3]

Hi @Luke279 from a fellow host in Bristol.

Have you put information up front on your listing to remind guests of this regulation? Have you including an IB question that guests need to answer confirming that only guests from two households will be on the booking?

Disabling IB is another option so you can confirm with guests that only two households will make up their party before they book.