Critique my listing--Kim from Oklahoma City

[Kim2947]

Hello!

We recently purchased a second home that we are renting out here when we don't use it.

We put it up a few weeks ago, and have 6 bookings.  It is priced fair for the area, considering we don't have room for boat parking, a dock, and are a fair ways (8 miles) into town.  I am happy with our start, although nervous...our first quests arrive today! 

I have hired a great cleaner, but we live 2 hours away, so she will be my main "eyes".  I would love some advice. 

Also, the living room currently has a futon, but a sectional sleeper has been ordered, and I am STILL waiting on it. I will update pictures whenever I receive it.  I currently accept instant bookings with Govt. issued ID.  

Please let me know how I can improve!

https://airbnb.com/h/lake-eufaula-crimson-cottage

[Linda3345 · Accepted solution]

1. I like the red, and the cute name. 

2. Covered deck is a huge feature, and it is great that you highlighted that in photos, have nice furniture for it, etc....

3. Everything looks clean, neat, and tidy in the photos. 

4.  I question if you should really advertise this for 6 adults, with only 1 bathroom. Seems to me that 4-5 adults should be the maximum? 

5. I think there are too many rules for the guests to see even before they book. It is off-putting to me. Some of the rules are repeats of the checked-off rules, such as No Pets.  Not necessary to repeat it.  Some of the rules seems unnecessary to point out ahead of time, such as the owner's stuff in the refrigerator.  Either just let people use stuff, and not sweat it, or put your refrigerator stuff in a carefully labeled container that is clearly marked.   Try to get your rules down to 3-4 most important or basic rules.

6. Wall heater to not be used sets off alarm bells for me. If the heater is not safe, can you remove it altogether?  If you have a heater there, it will probably get used at some point, rule or not rule, so take it out or at least completely disconnect it. 

7. Maybe I missed this: My biggest question about your property is: Is there a path to the lake? Can I access the lake on foot? Can I go fishing or swimming?  If not,  where is the closest access point, and can I use the lake?  

Hope this is helpful. Your price also seems low, but I assume you have done comparisons for this area. 

[Brian2036]

@Kim2947 

It looks good overall, but unless you are charging extra for every guest after the first two, I am afraid that the price is going to be attractive to trouble makers.

If six rowdy friends decide to get together for a drunken orgy it will cost them only about $15 each.

As you can see by browsing this forum, if they decide to bring in six professional ladies for a little party, there’s nothing you can do about it despite your rule about unauthorized visitors.

If they trash the place and leave laughing it’s doubtful that Airbnb will do anything about it. The security deposit is fictitious.

 I would beef up the house rules to make it very clear that you will not tolerate any violations.

You don’t need to mention that you are 2 hours away. I would say something like, “Hosts and Co-host will always be nearby in case of emergencies and outdoor security cameras are continuously monitored.

If more than the number of registered guests are detected on the property all guests will be evicted immediately and no refunds will be approved.”

I also recommend posting some rather scary warnings about bugs and other wildlife. I got real sick of dealing with people’s alleged phobias long ago.

You might take a look at my listing. I’m pretty sure you have many of the same critters around your place.

[Brian2036]

@Kim2947 

A couple of things I forgot: this looks like a place where people would like to bring their dogs and some will do it whether you allow it or not.

We have found that dogs are a lot less destructive than children.

 If you ban pets people will claim that they are “emotional support animals” and Airbnb will often tell  you that you have to accept them.

Many, if not most, guests won’t bother to read your rules but that’s no excuse if they violate them. The rules are there to protect you from idiots who claim they didn’t know they weren’t supposed to flush bath towels down the toilet.

If my rules discourage certain ignoranuses from booking I’m happy.

[Sarah977]

@Kim2947  I would agree with others that you should list this place for 4, not 6. Forget the "floor mattress". Once you start offering extra mattresses for people to sleep on the floor, you're into the "Hey let's invite Joe and Susie and the boys over- there's plenty of room and they can bring a couple more air mattresses" mind set.

You'll doubtless get some inquiries asking if they can bring an extra person or two, which you could approve or not, depending on the circumstances, letting them know the futon couch folds down to a bed. But leave all reference to that out of your listing, IMO.

And definitely do not say you live 2 hours away in your listing ad. Let them think you might live a mile away and could drive by anytime. Sneaking in extra guests, pets, throwing parties, are things guests can feel they'll get away with if they know it's a 4 hour round trip for you.

I would reorder the photos a bit. The outdoors is beautiful, and I like the shot you've used as the cover photo, but after that, I'd lead with the covered deck photos, then the rest of the interior, then the rest of the outdoor shots at the end.

Also some closer up shots of the kitchen and living room from a couple different vantage points.

And in the listing description, "The space" is where you are meant to describe the layout and features of the house itself, not the surroundings.

[Kim2947]

Thank you for the advice so far! I’ve changed my listing to four people. I raised the price slightly also. I simplified the rules. However, the thing I cannot find is where it says that I live two hours away in the listing? Can someone please tell me where they saw that so I can change it?

[Mike-And-Jane0]

@Kim2947 You still have a 6 guest capacity and a floor bed in one bedroom. Either you've changed back to 6, you didn't press 'save' or the system has just reverted to this to wind you up!

[Anonymous]

@Kim2947   Echoing @Linda3345 's comment above number 7 above, if I were looking to book a lake house, all of her questions would be the first details I'd be looking for in the description. If your home is blessed with a footpath to a swimming or watersport area, that is a major selling feature not to overlook!

That covered deck with the strung lighting is super charming, exactly what I'd hope for in a home like this. But with its 13 or so seats, it also looks inviting to a much larger group than you allow, which might give some tricksters the impression that they could throw a party there. It might help to crop one of the tables out of the images, and let people be pleasantly surprised by the abundance of seating options.

To answer your last question - in the listing editor, click the Info For Guests tab > Pre-booking info > "Interaction with guests."  This is where you can emphasize that you live nearby if guests need anything, and subtly drive home the point that there are eyes on the house.  I think hat text is supposed to appear on the next screen when a guest initiates a booking request, but stuff gets moved around all the time.