Switch to Airbnb only

[Marilyn446]

Hi All!

We've been hosting with Airbnb about 9 months now.

We are also listed with cottages.com which only seems to fill the school Sumer holidays. We’re wondering if we should switch to just Airbnb? We seem to only get mainly 2-3 night booking with Airbnb..

Any thoughts and advice would be most welcome:) 

thanks Marilyn 

[Elaine701]

@Marilyn446 

As a seasoned host who's seen most everything, I'd strongly advise against becoming dependent on Airbnb. 

Booking platforms are never as great as they promote themselves to be. All have "issues" and hosts should always be aware of that, and not depend solely on any of them. 

Airbnb is unique in that it does enjoy the distinction of being the world's largest and most productive for hosts, but it also has the luxury of dealing with hosts in a rather flippant and over-intervening manner because of it.

Like any platform, it does lean toward guest-favouritism (they're the paying customer), but takes it one step further by allowing guests to take advantage of hosts in a number of ways, and always favours the guest's view, unless the host can irrefutably prove that the guest is false or frivolous in their claims, which is often difficult to achieve, particularly when conforming to the many restrictions and requirements Airbnb imposes on hosts. 

The result is that Airbnb can, at its sole discretion, completely wipe out your Airbnb business on the whims of some dubious guest (which you will encounter at some stage in your hosting career) . 

If you're completely dependent on Airbnb, then this would effectively mean "game over", and you'd have to either close shop, or start all over again on another platform. And others aren't nearly as productive as Airbnb, so it will take much longer to build a reputation. 

So, you're better off staying listed on other platforms and taking whatever handful of bookings they generate, and building some credibility over time. Just in case. 

Good luck with everything, but don't delete your backup! 

[Sudsrung0]

@Marilyn446 

No dont do that as @Elaine701 says if you are getting some bookings from them is better than nothing, if you go through this CC you will see were many host have had their accounts suspended Im afraid Airbnb can wipe your STR business out.

What I will say in our case this year all our business has come from Airbnb and right now for us is a low season and we are full.

That doesn't mean to say I stop looking at other platforms, 

Is cottages.com and English company? 

Are you looking to increase bookings? if so look to list on other platforms you might just get lucky, after covid in Thailand we never got any business other than Airbnb.

Booking.com

Tripadvisor 

VRBO 

Just to mention a few, If you dont try you will never know,

We use a FB page to drive traffic to Airbnb it seems to work as the views do go up, you just need to join lots of groups on FB were you can post, we use it for free we dont do any paid advertising on FB, no need.

If you need any help just shout,

[Elaine701]

@Sudsrung0 

Right. However, I'd also caution on booking.com, because it's all "instant book", and you are obliged to accept any booking. You have zero opportunity to screen your guests. You have to live with whatever you get.

However, booking.com doesn't really care much if the guest complains and isn't likely to give them refunds or delist you because they found an ant in the kitchen. 

Be wise. 

[Sudsrung0]

@Elaine701 

BDC dont seem to care what the guest says, 

I found here in Thailand with BDC it was always the cheaper end of the market we used to have 4 bungalows with a pool all the booking came from BDC and nothing from Airbnb, in our villas it was the other way round, 

[Debra300]

@Elaine701,

You and I have a different point of view on how to manage guests that make reservations via Booking.com.   Yes, all reservations are automatically confirmed, but I've found that having the guest's credit card details or taking a cash deposit has worked very well to ensure that they behave appropriately.  These guests don't:

- check out late without permission;

- take items from the rental without permission; 

- leave the space overly messy at checkout;

- break, damage or lose items without saying anything.

Only once have I had to charge a BDC guest for damages, and the platform was on my side when the guest complained about it.  On the other hand, I've had issues with ABB guests checking out late, damaging items, leaving a mess, or I find out that items are missing or damaged after their departure.  After my first experience with Airbnb's poor customer service, I no longer bother to seek any assistance from them.  This is very effective tactic by the company to deter hosts from seeking their engagement for legitimate ToS breaches.  Nowadays, I require that ABB guests pay a nominal refundable deposit via the Resolution Center.

[Sudsrung0]

@Debra300 

You are right about BDC they dont tip toe around guest, I think that is a big fault with Airbnb I read lots of post in various places It seems like all the damage comes via Airbnb.

[Elaine701]

@Sudsrung0 

I've tried on several occasions to sign up our STR on Facebook, but I'm always, rejected because they claim it to be fraud. I eventually just gave up. 

Besides, Facebook is a somewhat declining platform, from what 8 understand. The big thing is Instagram now, I've been told.

So, is Instagram also a productive promotion platform? I can't seem to get on to Facebook. 

What's your view? 

[Sudsrung0]

@Elaine701 

I'll ask my husband how he does it on FB, he's the expert I know he doesnt use Instagram much, the next big thing is TikTok 

[Sudsrung0]

@Elaine701 

Sorry for the delay,

He says all he does is joins lots of groups Buy and Sell groups not Airbnb groups as they will not let you post links to your property,

Maybe once a week he will post in about 12 groups dont do many more FB will ban you he says,

I will copy and paste below what he post using the Airbnb link 

Welcome to Thailand,

1 Bedroom Apartment in Rawai for Saturdays, Luxury Apartment With a view of the pool, this is a fantastic setting for your vacation. This 57-square-meter apartment on the 3rd level offers all of the amenities of a 5-star hotel and is well decorated.

There are two swimming pools, as well as a gym and a sauna.

On-site restaurant open, featuring a wide range of cuisines.

On-site parking is available.

Security is available around the clock.

Kitchenette

Fridge

Machine to wash clothes

Internet

There are no pets, no smoking, and no parties allowed.

https://airbnb.com/h/saturdaysrawai 

As you can see it directs it to Airbnb,

[Debra300]

@Sudsrung0,

We also post on the local FB marketplace groups where we usually offer promotions to local residents, and include links to either our ABB or BDC listings so they can see pictures, amenities, and house rules and reviews.  Guests could be via the platforms, but they don't because they will save the commission/service fee by booking with us directly.

[Fred13]

Starting your a web site in one's place is also another alternative.

[Sudsrung0]

@Marilyn446 

I just let my husband look at your listing, he is English he says your photo's dont do your property justice you need better photo's and some views of the village, 

Having your own web site can help like @Fred13  says, but then you have to think about marketing and payments, I have a solution to that.

[Fred13 · Accepted solution]

Marketing is kind of takes care of itself, since it appears many folks that see one's listing in booking agencies oftentimes stumbles on the direct site at the same time. Payment is via Pay Pal. Though I kind of push all to go via Airbnb, is just smoother all around.

[Sudsrung0]

I always try to push people through Airbnb payment is simple, Paypal in Thailand is unreliable only last year they closed down all private accounts, It's back to normal now but we never know