Airbnb acting bizzarly regarding "property type" in the UK

[Fiona107]

I have experienced a bizzare series of emails/exchanges with airbnb regarding my property type.  Can anyone throw any light on why this happened and what is going on with airbnb.  I used to have another listing which I closed down in early 2018 before I moved to another part of the country.   I listed my current listing in July for the first time.   It all started this morning when airbnb sent me an email

My reply to Airbnb as a result of their email to me (shown below in my reply) :

I have recieved an email from you today regarding my property type and making reference to having a license and would like to point out the following:

1. In the UK you DO NOT NEED a license to run bed and breakfast as a business. I know you do in the USA, having lived there.

2. You do need a license to serve alcohol, so this must not be provided or served. Guests can of course bring their own alcohol and consume on your premises.

3. You may also need to apply to your local planning office for a change of use of your property if you're planning to have more than three guest rooms, or don't plan to live at the B&B yourself.

I am assuming that the email was sent out as a blanket email to all hosts worldwide and therefore should be ignored by all UK bed and breakfast hosts.

This is what your email said:
"We’ve made changes to our criteria for some property types to help listings appear in the right searches and set better expectations for guests. Because of that, we’re asking you to change the property type of one or more of your listings by 1 December. Learn more about the criteria
If you don’t make the update in the next 7 days, we’ll automatically change the property type to one that most closely matches your listing.

How to keep the same property type
Listings categorised as certain property types must be licensed hospitality businesses. If that sounds like yours, add your business details."

Please reply with clarification or agreement.

Kind regards
Fiona 

Facts:  I have one listing - a cottage where I live in the UK and offer one bedroom, one private bathroom and one private living room to guests.  I offer 10 different breakfast (all listed on my listing along with some photos) as I am a qualified chef and serve and wait upon my guests in the private living room.  

I got this reply from airbnb this evening:

Airbnb Support19:23

Hi Fiona, my named is Christine, about the email that you receive, you need to update your property type on your listing because you did not meet some criteria on your listing type.

Bed and breakfasts are professional hospitality businesses that offer breakfast for guests. A host usually lives on the property.

I replied to the above email as follows:

Fiona20:55

I do not understand your email. My address is (gave address)  this is where my guests come and where I live, so that means I live where I host. I do not have another property or business or home in the UK or the rest of the world. So when you say a host usually lives on the property I do!

I offer 10 different breakfasts (more than most hotels) which are stated in my listing under my space as follows:
1. FULL ENGLISH - bacon, black pudding, sausage, fried tomatoes, mushrooms, scrambled/fried/poached egg
2. CONSERVATIVE - fruit compote/stewed fruit (depending on the season) with greek yoghurt and boiled eggs
3. SCOTTISH - smoked haddock with poached egg or a whole Artisan smoked kipper (please note this is the whole kipper served the old fashioned way on the bone, - a favourite with traditionalists)
4. SMOKED SALMON with scrambled egg
5. EGGS BENEDICT (or combo of any 2 options 5/6/7
6. EGGS ROYALE
7. EGGS FLORENTINE
8. DEVILLED MUSHROOM TOASTIES
9. FIONA SPECIAL - whole rolled oats soaked in milk served with a selection of a minimum of 5 different fresh chopped fruit - can also have an egg with this selection
10. PORRIDGE SPECIALS - apple/cinnamon/sultanas or apricot/pecans/honey or almonds/prunes/vanilla - all can be served with cream and a boiled egg to follow.

I serve and wait upon my guests where breakfasts are taken in the private lounge. There are several photographs of my breakfast options in my listing, so I don't understand your statement "Bed and breakfasts are professional hospitality businesses that offer breakfast for guests."

I have had two bookings since launching my new listing in North Yorkshire and have had 5 star ratings for both. Both couples enjoyed a selection of my breakfasts options 1, 2, 3, and 5.
So surely this covers "Bed and breakfasts are professional hospitality businesses that offer breakfast for guests."

I really don't understand what is going on here and why you sent me the email below and I think someone needs to ring me and talk to me because there is clearly a misunderstanding of my listing on your part:

" Reminder: Update your property type
We’ve made changes to our criteria for some property types to help listings appear in the right searches and set better expectations for guests. Because of that, we’re asking you to change the property type of one or more of your listings by 1 December. Learn more about the criteria
If you don’t make the update in the next 7 days, we’ll automatically change the property type to one that most closely matches your listing.
6e0fc0b5-1c67-4671-92b9-5f71282037c0
Hamlet Haven B&B double room/private lounge
How to keep the same property type
Listings categorised as certain property types must be licensed hospitality businesses. If that sounds like yours, add your business details."

Kind regards
Fiona

The following conversation then followed on chat and they closed me down before I felt this problem had been resolved:

 

Airbnb Support20:56

Hi Fiona, my name is Ami A and I'm with Airbnb support. I'll be helping you today. Let me look into this.

Thank you for connecting with me on LiveChat.

Please allow me few minutes while I check.

 

https://www.airbnb.com/manage-your-space/35767515/details/property-and-guests

Update it to house

And update it as Farm stay, though I understabnd you provide different type of breakfast..

Fiona21:03

why?

Airbnb Support21:03

You have described that in your listing description..

Fiona21:03

I don't live on a farm

Airbnb Support21:04

But your property is like a Farm stay right..

Fiona21:04

I offer professional breakfasts I am a qualified chef

Airbnb Support21:04

Valleys.. and greens..

Fiona21:05

why is my propertly like a farm stay - I live in a cottage in the Yorkshire Dales National park.

Airbnb Support21:05

Okay, you can keep on category as bed and breakfast

However, you can update your property for Which is most like your place? as House or a cottage

Fiona21:06

why

Airbnb Support21:06

You can select House

Fiona21:06

it is a bed and breakfast

no

Airbnb Support21:06

Hi Fiona, I would suggest replying to Christine, as she will be the right person to reply to your questions.

Or you can leave it as it is.

I am closing this case now. Have a lovely day!

Fiona21:07

I wish to leave my listing as it is. Will you be asking the other 87 properties that are listed as bed and breakfasts in and around leyburn to change their property types many are cottages like mine

󱜄

This support case is closed. Still need help? Visit our Help Center. https://www.airbnb.com/help

21:26

[Jeff158]

@Fiona107  Don't it drive you potty, they are slowly contacting everyone to update details.

A bed and breakfast is a bonafide business, so you have to register on airbnb as a business or list as a room in a house.

Go to your profile photo and choose "account" from the drop down box, now click on "Professional hosting tools" then click "manage"  to add business details, this will put your business details on the listing as below, which is required by the EU

[Fiona107]

thanks Jeff I have done that.  

[Sarah977]

@Fiona107  Obviously they are only now allowing licensed businesses to list as a B&B. That you don't need a license in the UK if you live there is not a battle worth fighting with them, as you can see.

You don't need to list your place as a B&B- just list it as a private suite in a house and make it clear and prominent in your listing description that you serve full breakfasts with an extensive menu to choose from.

Much easier than frustrating endless unwinnable back and forths with Airbnb.

[Fiona107]

Unfortunately as I live in a tourist area (National Park in the Uk) with 87 other cottages also advertising b&b in their homes, if I am not listed as property type b&b i will miss out, I have already analaysed the difference in views when i was  not listed as a b&b.  

I have updated business details so I now comply with EU legislation and then I can remove it when we leave - hopefully by the end of the month. 

[Fiona107]

CORRECTION  re UK - have just spoken to the environment dept of my local council - Richmondshire, all bed and breakfasts are required by UK law to register with their local authority.  Yes even if you only offer 1 bedroom and put a croissant on a plate, that is considered food handling and they will want to inspect.  I am applying for mine right now so will have a registration number. 

The 3 bedroom is for requiring a fire certificate - any accommodation that is letting out rooms and has more than'6 bed places' in a property requires a certificate all others need to do a Fire risk assessment. 

So looks like Airbnb have got it right for the UK they need our registration numbers if we are giving breakfasts, so for all those who don't want to register stop giving breakfasts.

For all those with more than 6 bed places if you don't have a fire certificate then airbnb's insurance won't cover you and if there was a problem and a court case you could be in trouble .