@Clare0 and @Amy38
Some words for new hosts - (thank you to Amy for the suggestion):
I think that it is important to note that you cannot count on airbnb to provide a payout from the security deposit even when it is warranted - new hosts need to be prepared for that. I see some hosts commenting that they have set the security deposit to the amount of their deductable - this is great in theory but you need to be prepared for NO assistance from airbnb if you try to claim for damages. Even with photos and receipts and quotes they seem to be paying out as low as 10 cents on the dollar. Lock up your bedroom and all personal effects and do not put out anything for guest use that you cannot afford to lose and be okay about it. One clever host has 2 locks on the front door so you are not dependant on the guest keyed lock. If you provide bathroom toiletries you may even have to include a note about not taking products with them and be specific about what items are only for their use while they are there and not to be removed from the property. Yes, if guests can, some may pack it all up and take it away.
Consider your own insurance your only backup plan. Have a good understanding of what you are insured for and work with them in the event of major damages - forget about the resolution center. Unless your guest agrees by an email invitation to compensate you - you will likely not receive anything. The guest can even go so far as to say that you provided them with a dirty and damaged accommodation and there will be nothing you can do about this unless you go through the tedious task of photographing before each guest. Remember that in a dispute, airbnb will pretty much always take the guests word over yours. Keep as much communication as possible documented through the airbnb message system.
It must also be noted that we have hosted more than 100 sets of guests with airbnb and they make up about 3% of our guests. We have only had one bad experience through airbnb out of all our total bookings over a 4 year period with 9 properties. Those are pretty good odds but you should be prepared in the event that you have an unfortunate incident. You have to be ready to just pay for broken glasses and small things from your own pocket. The price thresold will depend on your tolerance for chasing a payout. For myself, I would not bother until it reached more than $150 in damages but some people might try to claim for $50. Don't ever expect to claim for linens or towels so be sure you do not buy top of the line product unless you are charging top of the line prices. Have a serious think about whether they can use the whole kitchen or just the microwave, kettle and toaster.
The only other recommendation I have is give yourself about 5 days before you put your listing live. You want to be completely familiar with the platform and have everything presented to the best of your ability. You will get a boost in the search rankings when you are new so it is a shame not to take advantage of this with your best foot forward. Use the time to read about all the pitfalls and traps you may fall into by not doing proper reasearch. Leave instant book off until you are confident about your settings. Turn smart pricing off or you may sell Christmas at $25 per night. Triple check pricing and minimum night requirements. LEARN THE CANCELLATION POLICIES and be aware that they are changing in January. Try not to cancel at any cost. If you make a mistake with the price honour it!! If you have no reviews and a cancellation you will be starting with a severe disadvantage. Learn how to check guests past reviews. Read about replying to reviews and remember that what you write will be on your profile forever. If it is a bad review - wait 24 hours to reply. In the description add 3 things that guests love about your space and 2 things that guests may not like. Research whether you want to accept pets and look at successful listing house rules to get ideas.
There are a few hosts who specialize in helping new hosts. (Not me personally - this is just a quick note on what I feel is most important) Read their information packages and give them a thumbs up because they have spent a lot of time and effort on putting these detailed guides together. Make sure you have good insurance for your own security and peace of mind. All the best to you and happy hosting!
