How can I improve...? HELP.

[Tilly3]

I have only been Airbnbing for 6 months now. 3 out of 10 guests make me never want to Airbnb again. How do I edit my listing to avoid this? My home is a family home, complete with a kiddos bedroom and toys. My listing clearly explains I live in the basement of the said home with my 6-year-old. In my rules, I clearly state NO SHOES and QUIET HOUR at 10:00 pm and NO PARTIES. But to 3 out of my 10 guests that means party until 4:00 am. Last night we had a guest having a verbal domestic violence fight until 3:00 am. . . We are exhausted from being up from them 3 nights in a row. 

How can I improve my listing to make sure these folks don't book? I feel like if I ask them to please be quiet or follow the rules they will leave me a bad review in retaliation. What do you do? How can I make this work?

Any tips appreciated. 

[Mark1412]

Tilly, you have a beautiful home but I find the listing comfusing. You rent the entire house but live in the basement with your dog and child.

I would suggest raising your price. You don't want to be an amazing deal, just a fair deal. It looks like your entire beautiful home appears to be less than the cost of a hotel room. This will attract those who are just looking for a cheap place to party. A higher fee will discourage this type of guest.

A higher fee might mean less bookings but that might be offset by the higher fee.. plus most host report they get a better grade of guests.

You need to enforce your rules. They don't seem unreasonable to me. If they leave a negative feedback so be it. You can't run a business in fear of bad feedback. If need be, kick the guest out and contact airbnb.

[Branka-and-Silvia0]

@Tilly3 

You have a beautiful home and a very nice and clear description.

As @Mark1412  said - raise your price. You offer a spacious 2 bedroom apartment + the yard for just 88€ per day and although I am not familiar with prices in your area it seems cheap to me. Low price attracts bad guests.

[Cynthia475]

I was just going to say the same as @Branka-and-Silvia0  and @Mark1412  said.  Although I am not familiar with your market, your rates seem very low.  I thought your description was well written for your beautiful home.

[Jeff158]

@Tilly3 

Party people always look for an entire place, I think if you used the  "Secondary unit" classification instead of entire place, the party people wouldn't book with you.

[Pete69]

10 bookings in 6 months?? You've got to get out of the entire-house business and get into the singel room + bath business and with NO shared interior space.

Do what I do. Barricade off a room and bathroom (or have yet another suite more if you have an extra room and bathroom) and rent those out on Airbnb. That way you're dealing with smaller groups of one or two people. Do people really want a stay with no kitchen, living room, laundry? Yes!

Don't accept less than 2 night bookings. Don't accept same day bookings. That will help weed out some bad apples.

[Linda-And-Richard0]

@Tilly3You have a lovely home.  I think you should increase your nightly rate.  Since you live at the property, meet all guests at check-in instead of allowing self check-in.  It may cause you a slight inconvenience but it could give you a few less sleepless nights   Remind guests you are right down stairs if they need anything.  Avoid renting to locals.  Have a minimum stay of 2 nights.