HOA Background checks & email

[Bill1840]

Our HOA requires a background check prior to approving a booking.  We use the Turbo Tennant app which requires the bookers email and legal name to send them a secure link.  However, Airbnb sends a warning about email and this is scaring away our prospective bookers.

Any ideas as to best resolution?

[Joan2709]

@Bill1840 

We have already complained about this. Hosts I work with use Channel Managers. Channel Managers are allowed to collect a security deposit. This requires a link be clicked to register to pay it with our Channel Manager and Airbnb sends the warning message now for any link in a message:

We have sent feedback to Airbnb to remove this warning, as Hosts using Channel Managers are allowed to direct guests off-platform to pay it. Nothing has been done however. This had caused a lot of concern for guests who don't want to click the link and think they are being scammed. 

Background Checks

Your case is different in that Airbnb doesn't officially sanction background checks using an off-platform link. You will have to put up with it, as doubtful Airbnb will remove the warning. The best thing you can do is explain the background check is a requirement of the HOA, and they will see a warning from Airbnb they are leaving Airbnb for another site. I also suggest you indicate clearly on the listing (Other Details & Addl House Rules) that a background check is required for the stay.

Here is the wording we use for security deposits in the after booking message:

"Security Deposits

Security Deposit A refundable security deposit is required for this stay. The security deposit is not added until 2 days before check-in, even if you book months in advance. The deposit is automatically released 2 days after checkout, provided no damage is reported. Airbnb allows select hosts to use an approved, secure third-party service (Hospitable) to process security deposits. You may see an Airbnb warning message when clicking the link below saying you’re leaving Airbnb. This message appears automatically for all external links, even when they are allowed by Airbnb. Please click the link below to complete the deposit registration with Hospitable."

List on Other Platforms

Other platforms do not have this automated warning message when you have a URL link in guest messages.

Off Platform Policy

This is all part of Airbnb's Off Platform Policy designed to prevent Hosts from taking guests off Airbnb to book stays:

Off Platform Policy

https://www.airbnb.com/help/article/2799

[Marie8425]

@Bill1840 

An honest question I don't know.  Airbnb does a quickie background check for every profile account.  Will your Hoa give you an exception if you require all adults be named on the reservation which they have to have a profile account to be added?  Me personally, I don't know you going off platform and providing you my private ID would make me uncomfortable.  Airbnb asks for my ID but Airbnb doesn't have a history of being hacked, another platform I would investigate as a Guest is my info safe.

[Joan2709]

@Marie8425 

Airbnb doesn't do background checks on all users:

Limitations of Background Checks

https://www.airbnb.com/help/article/3100

Since @Bill1840 's listing is a condo with HOA restrictions, he is stuck with meeting their requirements including the background check. Guests will have to decide if they wish to proceed with the booking or not based on the HOA requirements. This is one of the downsides of owning a condo with an HOA. You are at the mercy of whatever restrictions/requirements the HOA sets. Generally there are hefty fines for non-compliance.

[Marie8425]

@Joan2709  @Bill1840 

To book anything on Airbnb, a user must create a Airbnb  Profile Account which requires the user provide Airbnb Their legal name, legal address and legal birth day at the minimum.  You are also required to submit a picture of your legal ID. Doesn't take long but Airbnb either approves or disapprolves the account.  They have the information required there is a statement before you submit an account request that your information will be valdated and checked.  It is light I am sure becayse the daily volume, Airbnb is not interested in you shoplift.  If an user is a convicted arsonist Airbnb is not approving the account.  Without an Approved Airbnb Profile there isn't even an Inquiry.

[Joan2709]

@Marie8425 

Actually, If you read through the Help article, Airbnb tells Hosts they do not do background checks on every guest when creating a profile and cannot guarantee the ID information guests provide is "accurate or even that it really belongs to them."

Additionally, they state the databases may not include records of prior criminal conduct. So this means an arsonist (or worse) could still have a active profile on Airbnb. 

My suggestion to Hosts is to not rely on Airbnb's background checks as they do not do them on every guest and even the ID information provided when creating a profile may not be accurate or belong to the guest creating the profile.

[Marie8425]

@Joan2709 

A check is done on Account Profiles.  Airbnb would not spend the money required for a company to secure a copy of someone's legal ID.  That type of information gathering is protected by each countries goverment.  My Legal ID submitted to Airbnb I think the first time 2013.  I haven't had anyone steal my Legal ID from Airbnb  my experience would be they are in compliance.

Airbnb wants a legal ID for a reason.  Since I don't see any reason to check my driving record and no business accumulates the large expense of compliance of privacy laws for no reason, background checks do happen.

Now the Airbnb Plarform is computer based.  An user can establish an Airbnb Account using someone else information an ID,  Airbnb can  nor guarantee who shows up for the rental is the ID they checked.  No computer platform can guarantee.  I ask all my Guest just a visual ID check to confirm nane on the ID is the name on the reservation, was a while ago but I have had 1 Guest not able to show me.  I deny entry to my rental.

[Joan2709]

@Marie8425 

Exactly...

@Bill1840 is trying to meet the HOA requirement for a background check. I'm just pointing out that the Airbnb background check most likely will not meet their requirements since Airbnb says they do not perform a background check on every guest. Bill is having issues with the warning message Airbnb pops up everytime someone clicks a link to an outside source.

Providing a government, photo ID at check-in is a bit different and as you say, that is also not always reliable either.

[Marie8425]

 @Joan2709 @Bill1840 

I do not know your HOA rules.  HOAs are community private organizations.  I just ask if  no you were there already.  If yes then again it depemds on the HOA only the party respomsible for the rental or everyone im the rental.  If everyone is Airbnb check of everyone suitable.  If yes is it a better solution then a third company just have each set up an approved account?  maybe faster?  And though your third party company is legit and I am sure asks for authorizations, if the Host requires a Guest submit private information to a third party of the Hosts choosing not the Guests and the chosen company has a breach or something though not torally responsible most country's laws take you as partial responsible.

Privacy laws are very strict it is not a casual request

[Marie8425]

@Joan2709 

Also a Guest is different then an Account Profile  I have Max 2.  John Smith has an account submits for 2 people.  The request says John and generic Guest.  If you require he put the other Guest's name to accept which I do.  The Airbnb Platform requires The Account requesting invite his Guest.  To be Invited to a Request, the person must have an approved Airbnb Account.  The Invitation must be accepted by the Invited Account to protect against fraudelant usage.

[Elisa]

Hi @Bill1840 😊, 

Thank you for asking this question here!

Is Joan’s comment helping you figure out how to handle this situation?
Don’t hesitate to let me know if you still need more help with it.