Is it me or a string of bad guests?

[Daniel1507]

Hello Community,

I am looking for some honest feedback. I have been renting the guest room in my two bedroom/ 2 bathroom condo for the past year and a half. It has been great. However, times move on and I moved into my partners house 5 minutes away. I then have also added a listing to rent the other bedroom/bathroom (mine previously). They are priced the same as that is what price tips suggested and what I was looking for. I have had a few problems:

1) although the rooms are labeled and door locks, I had a latter arriving guest check in and end up sleeping in the wrong room. The other couple arrived shortly after disappointed but requested a refund and a so-so review. 

2) a guest states he will arrive by  6pm self check in and is unable to due to weather conditions (as he states) but does not communicate with me and I send multiple messages, phone etc.., with no response until 2:40 AM. The lockbox he says is not working and I wearily volunteer to go help him as I live 5 minutes away but decides he wants to cancel and then requests a full refund. Not sure what to do, as giving the refund would be easy, but he indicates ‘refusal of late check in’ as his reason in Resolution Center. He also has texted ‘Guess your not afraid of your ratings for future visitors’

anc Written a review. I have not. I contacted Support and think I will be ok. 

But is there something I am not being clear about. I have a part in this I believe in clarifying things but guests prefer self check in but no one reads the house manual. Maybe a 1-page summary house manual? Maybe renting two rooms isn’t work well for my situation. I realize many details are missing but asking for the community’s support in seeing things. Thank you all. Daniel

[Branka-and-Silvia0]

@Daniel1507

hm..smart prices ( too low ) + self-check-in option + off-site host is a combination which can attract bad guests.

In your shoes, I would research my competitors in the area and see if I could rise my price. I would try to meet my guests in person (set your check-in time as it suits you)   I would also change the locks so guests from room No 1 cannot enter in the room No 2

[Helen3 · Accepted solution]

@Daniel1507

In your situation I wouldn't let the two rooms separately.  Why not let it as a whole listing . You are less likely to have problems between guests and with cleanliness - when a family or friends are sharing. You are making it more complicated then it needs to be for you to manage this listing.

Don't use airbnb smart prices.  Look at what others are charging for comparable properties on airbnb.

What system do you have in place to manage self-check in? Why are guests having problems using it? I ask all my guests to confirm they have received the self check in details from Airbnb and all of them confirm their check in time in advance within my self check in hours (3-11 p.m.) and where possible I try and arrange to meet them in person - for an easier check in process.