UK listing: how to switch from 'host only' to 'split fee' structure

[Jo992]

Hello, 

I hope someone may be able to help please: 

I have noticed that my UK property listing is set up as 'host only' fees (15% per booking) 

Many articles I've read online say that a split fee structure is more common, and I would like to switch to this structure instead - however, I cannot see any option to choose the fee structure settings in my account. 

Does anyone know how and where this can be done, please? 

I am not currently using any professional hosting tools, although I noticed that the professional tools option was activated on my account - I have now switched it off,  but still don't see any way to change fee structure. 

Many thanks in advance! 

[Mike-And-Jane0]

@Jo992 Personally I like the host only fee structure but if you want to change it the option is in the account settings. It won't exist though if you use software to connect your listing.

[Jo992]

thank you! 

[Elisa]

Hi @Jo992  😊,

Thank you so much for asking this question here!
I'm happy you found many hosts to discuss this with. ‌😍‌

Would you mind marking the 'Top Answer' if you find one particularly useful?

Warm regards ‌🌻‌,

[Marcin65]

@Jo992  In the event of such a change, the final amount paid to the guest will be approximately 2.5%-3% higher.

[Mike-And-Jane0]

@Marcin65 I am afraid you are wrong. Percentages are awkward little buggers but the host only fee is actually about 0.5% more expensive than the split fee but it depends on the rate of VAT charged. (Host only = 15%+VAT, Split fee is 14.2%+VAT & 3%+VAT)

[Marcin65]

Thanks @Mike-And-Jane0  for the correction, I didn't know that these rates can vary depending on the location. For me, a person running a business in Poland, the charge is 15%, AirBnB does not charge VAT, so it is a cheaper option for the guest to pay.

[Mike-And-Jane0]

@Marcin65 if there is no VAT on Airbnb's fees then the split fee and host only fee regimes are identical. I suspect Airbnb did this on purpose. As VAT rises then the host only fee becomes about 0.5% more expensive when VAT is 20%. 

[Marcin65]

I understand that the 3% is taken from the rest of the guest's payment after deducting their commission to AirBnB, which is why you write that it is the same amount. Ungrateful little buggers 😉 Thank you for the explanation.

[Helen3]

Like @Mike-And-Jane0 I prefer the split fee as it reduces my income for tax purposes .

if you are using a channel manager it automatically changes to host only fee and you need to adjust your prices to reflect that you are paying the guest fee. You can't change it back @Jo992 

[Mike-And-Jane0]

@Helen3 Does it really reduce your income for tax purposes. I like the host only fee because on the split fee I never knew what to declare as gross income!

[Helen3]

Maybe I misunderstood but if I earn

£100 a night rather than

£115 night if I pay the guest fee 

then surely my tax bill will be higher as on paper my income is higher 

[Mike-And-Jane0]

@Helen3 If the guest fee is £115 and you pay 15% to Airbnb (lets say £17.25 for simplicity)then your net income is 97.75 which is what you are taxed on as the 17.25 is an allowable expense.

Alternative is to charge 100 and receive 97 so the taxed amount is actually very similar if you can be bothered to do the sums correctly (which is hard and involves goal seeking).

Now if you are talking the rent a room scheme where most cannot deduct expenses then I don't know how it works as I don't know what 'rental' figure HMRC expect you to use. Is it the 100-3.2% you get, is it 100 or is it 114.2?????

[Jo992]

Thanks, that's helpful to know that it's not possible to change it back.