UK AIRBNB PROPERTY TYPE BED AND BREAKFAST CHANGE

[Fiona107]

airbnb have been sending out emails asking hosts to change their property types if they have bed and breakfast or add business details, at first I thought they should not insist on these details as I had one room but the following proves airbnb are correct for the UK - can't comment on the rest of the world. 

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 shortly to add to my business information. 

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 . 

[Fiona107]

Today airbnb removed my listing  as I am listed as property type 'Bed and Breakfast' and although I have added business details and stated that I have applied to register with Richmondshire District Council (which I have they removed me).

However they are allowing about 64 other listings in Leyburn with property type Bed and Breafast, who are not registered and now showing any business details.

They have singled me out - why? 

[Fiona107]

I have now change to private room in a cottage. 

[Walker13]

how do i change from B&B to private room as been searching but can't find the link?

[Jeff158]

@Walker13 

Go to "Listing details" and edit the part that says "Property and Guests"

[Walker13]

Thank you that worked well.

[Nanda8]

My husband Peter and I have been a super hosts for more than 6 years are our bookings have grown every year. We have three listings with Airbnb. One of our listings' main selling points is Peter's breakfasts. Our guests love it and since we are located outside Amsterdam, breakfast has been a main attraction that helps entice guests to book with us even though we're 30 minutes from the city center.  This morning (just past midnight our time) without warning we received emails that our listings have been removed from all searches because we need to change our property definition. Apparently Airbnb has decided (yesterday?) that listings under the definition Bed and Breakfast require a business license. Instead of contacting us they simply dropped our listings from searches.

The problem is more than a definition, it's a marketing issue. If we don't offer breakfasts, we will lose most of our bookings. There is to our knowledge no regulatory or tax policies that have changed. If we have to register as a bed and breakfast we can do that. Calling the Airbnb help desk has been hopeless. I tried calling twice and they just recite prewritten statements. Both help desk workers said they will get back to us and not to worry. It's nothing more than a standard answer. They are of no help at all. Both eventually  just hanged up. It seems that's what they do when a problem is too difficult or they don't understand.

Has anyone in The Netherlands had experience with this issue? I need to respond but I don't know how or to whom.

[Jeff158]

@Nanda8 

If you are a bed and breakfast, you are in business, If you are running a business you have to register your business with airbnb. Your business details are then displayed on your listing to comply with EU regulations.

Go to your "Account" on airbnb and click on "Professional hosting tools", now click "Manage"  and complete your business details.

[Nanda8]

Hi Jeff 158,

Thank you for the information. The name Airbnb says it all. That's what we've been doing for 7 years. We seem to be doing everything right for 7 years, super host, 221 reviews, a 4,9 star average rating  and now our listings are simply dropped from search results. 

When I look at my Dutch Airbnb professional tools page there is no reference at all to a Bed & Breakfast, only whether or not one is a formal commercial business. We are not a commercial business at this point but we can apply I suppose. One of the help desk workers suggested we list as an apartment and leave Bed & Breakfast in the title or just mention in the text that breakfast is included. Easy enough. Would we get fewer bookings by not having the property formally listed as a Bed & Breakfast? 

[Nanda8]

Hi Jeff,

I think some more background is helpful to explain our dilemma. The question is not whether we are a bed and breakfast but whether are we a business. If we have guests on average 50 days a year (our calendar does not allow for more) and it takes Peter one hour to make breakfast, a 50 hour a year activity is not a business. 

[Jeff158]

@Nanda8 I don't understand why you don't think you are a commercial business.

Here in the UK anyone who serves breakfast has to be registered with the food and hygiene agency and be inspected. In Your country I think you have to apply for a catering business operating permit and register with the NVWA. if you are unregistered you could seriously open yourself to legal action from a guest if they have a reaction to an allergy or food poisoning. Contact your local authority for advice.

If you earn money working for yourself for only 1 day a week, you are in business as a self employed person running a commercial enterprise who has to complete a tax return.

The reason its happening now is because the EU has only just caught up with airbnb and made them comply with EU rules which have been around for years.

Its much simpler if you don't serve breakfast.

[Nanda8]

Thanks for your input Jeff. My marketing problem is not addressed. Without breakfast no business. I think the "Here in the UK" is the problem. I see no references whatsoever to catering and NVMA here. Looking at related discussions in the community it seems very much a UK issue. Though the B&B bookings are only 50 days a year, it allows me to pay my mortgage. I'm not going to shut the B&B down based on opinions. I'm going to push back and see where it takes me. I run bigger risks than serving breakfast every time I jump on my bike. If I have to buy a license I will. These things are run by municipalities in Holland, not the national government, not in Brussels and not in the UK.

I can't find a discussion on the Airbnb community in Holland. That probably says something. Maybe I'll start one.

[Quincy]

Hello @Nanda8, please note that we also have a Dutch-speaking community which you can find here. You might be able to get more local help from there.