Long-Term Host Concern: Fee Increase for 28+ Night Stays Under Single-Fee Model (and vague new TOS wording)

[Haixi-and-Jo0]

Hello everyone,

I have been on the single-fee structure for several years, so this is not about switching from split-fee to single-fee.

Previously, long-term stays (28+ nights) carried a 12.3% single-host fee.
Under the new Terms, these stays are now charged the same ~15.5% as short stays. I have multiple bookings confirming this.

The new TOS says that “fees for stays of 28 nights or more may be less” ... but this is extremely vague. It does not specify any percentages, criteria, or predictability for long-term hosts.

For long-stay hosts, this change is significant.

I would like clarity on:

1. Whether the long-stay fee increase is final

2. What “fees may be less” actually means in practice

3. Whether Airbnb plans to maintain or restore differentiated pricing for long stays

4. Whether this issue can be reviewed by the Host Advisory Board

Long-term hosts: please add your experiences.

Thanks

[Emiel1]

@Haixi-and-Jo0 

I can only confirm when on split-fee the low rate is still there.

Also look at the message at the bottom:

[Haixi-and-Jo0]

Under the split-fee structure, when you combine the host fee and the guest service fee:

👉Airbnb’s total take is typically around 18% of the booking subtotal.

This represents the full amount Airbnb keeps from each reservation under the split-fee model, regardless of how the individual fees are labeled.

[Helen3]

You don't need to switch to the single fee unless you use a management software in which case you'd be on it anyway @Haixi-and-Jo0 

[Haixi-and-Jo0]

I have been on the single-fee structure for several years, so this is not about switching from split-fee to single-fee and I was charged 12.3%.

Under the split-fee structure, when you combine the host fee and the guest service fee:

👉Airbnb’s total take is typically around 18% of the booking subtotal.

This represents the full amount Airbnb keeps from each reservation under the split-fee model, regardless of how the individual fees are labeled.

[Wendy-May0]

This is a massive and very real problem facing long-term, single-fee hosts right now. You are absolutely correct that the long-stay discount seems to have vanished.

The vagueness in the new Terms of Service (TOS) about the long-term fee is sadly intentional.

Here is the current reality and what the line "fees for stays of 28 nights or more may be less" actually means:

1. The Fee Hike is the Default

For hosts using the single-fee structure, the old, predictable 12.3% fee for 28+ nights has been largely replaced by the higher rate (around 14% to 15.5%).

• What "May Be Less" Means: This gives Airbnb the discretion to offer a lower fee, but it is not a fixed promise. Hosts who report seeing the lower rate usually only see it applied for stays over 90 nights (three months), or in specific competitive markets. For standard month-long bookings (28-60 nights), the higher rate is now the default.

2. Strategic Options

This consolidation forces you to adjust your strategy:

• Price Increase: The immediate fix is to increase your monthly price by that missing percentage (around 3%) to maintain your old net income.

• Push for Clarity: When you speak to support or the Host Advisory Board, push specifically for clarity on the 90-day vs. 28-day fee criteria. They are unlikely to reverse the fee, but they might be pressured to define when the discount actually applies.

You are seeing a global shift toward maximum revenue per transaction.

I hope other long-term hosts can chime in with their specific data points on when the fee is actually discounted for them. Feel free to message me with any new data you collect from Airbnb support on the 90-day threshold.