What are your thoughts on the new “all included fee” and how you will implement it starting end of October or December from others?

[Linda4964]

I understand the Airbnb’s new all-in pricing model removes the visible guest service fee and shifts it entirely to the host side. Airbnb’s idea seems to make pricing more transparent and improve guest trust by showing one clear total price at checkout. This simplicity might helps reduce booking drop-offs, makes refunds smoother,… maybe, and lets hosts advertise “no hidden fees,” which could eventually attract more confident guests.

However, the change also increases our host fee to about 15.5%, lowering our payouts unless rates are adjusted. Guests may assume hosts raised prices, and listings with high cleaning fees could face more scrutiny. How to stay competitive, without losing earning or look too expensive? 

have you already shift to the new all in fee?

[Elaine701]

@Linda4964 

Sorry, but in the old system, the guest pays 115 for every 100 per night what the host charges.

97 is what the host gets from that, but that's 18% less than what the guest pays. 

With the new system, the guest pays 0 commission. The host simply raises their price by 15.5 %, and the guest pays the same as before. The host is charged 15.5%, not 18%. 

Like I said previously, it seems incredibly unfair that UK hosts should be taxed on the gross amount, because 15.5% of that is Airbnb's income, not yours. And surely they pay tax on it too. 

We are taxed on the net amount. The actual profit.  The gross income minus commissions and operating expenses. So it's the same for us with either system, except we actually make a bit more on the new system. But it's insignificant tax-wise. 

[Gernide0]

Hi Linda,

Great breakdown — you’re absolutely right about how the new all-in pricing model shifts guest fees onto the host side. I’ve already transitioned several listings to this structure, and here’s what I’ve seen work from an operational + revenue-management perspective:

📌 1. Rebalance your pricing instead of absorbing the full host-fee increase

Instead of raising cleaning fees (which can push you down in search), adjust your base nightly rate in small increments. I typically run:

• +3% → +5% for low-season

• +8% → +12% for high-demand dates

This keeps the listing competitive without spiking the total price.

📌 2. Monitor your “Price Competitiveness” score in the Performance tab

Since the guest sees one total price now, Airbnb ranks listings more heavily on the perceived value-per-night. If your competitiveness bar drops, tweak your rate by small increments — even $5–$10 adjustments can correct it.

📌 3. Strengthen your listing’s conversion cues

Higher host fees mean your listing needs strong engagement signals:

• High-quality photos (Airbnb photographer can do this for a fee deducted from your payout — worth it)

• Clear value-driven title

• Defined amenities + standout features

Strong conversion increases your visibility in search regardless of pricing changes.

📌 4. Keep your cleaning fee realistic and justified

Airbnb is watching cleaning fees more closely, and high fees paired with the all-in model can lower booking trust.

Aim to keep it aligned with local averages — guests notice outliers.

📌 5. Track your booking pace for the next 60 days

If bookings slow more than 15–20% compared to your normal pace, it’s a sign to optimize pricing or adjust your minimum stay structure.

So far, shifting to the all-in model hasn’t reduced revenue for my listings once the pricing strategy is dialed in — it’s really about rebalancing intelligently and keeping your conversion signals strong.

Have you noticed a change in your booking pace since switching?

[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.

But 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.

[Joan2709]

@Haixi-and-Jo0 

Thanks so much for posting about this! 

Huge difference to hosts in the 30+ market. More reason to do 30+ stays on a platform that doesn't charge these huge fees. Several that I recommend to Hosts that also provide security deposits, background checks and true rental agreements.

Hosts may have to migrate to other platforms, or start doing special offers on 30+ stays and consider absorbing more of the service fees for those bookings.

[Sue1691]

@Linda4964 I understand in respect of the nightly rate. But what about the cleaning fee which is not priced per night, it is for the stay?