Guest brought a child

[Janeen5]

So we had guests book yesterday for four days beginning today. They've been good to communicate & the reviews I read were good. I didn't check the kind of reviews they leave. They came with a child which is fine, we have a very kid friendly home, however I was only told they're were two people coming & the child makes three. The girl is clearly over two. I'm frustrated because they should be paying an extra $100 for the 4 nights they'll be here. Also we could've had someone else book with more people. We can sleep 6 comfortably. What do I do? How do I avoid this in the future? I'm thinking let it go but be smarter next time & leave them a message... This is one more bed to wash & kids are messier than adults. Advise please!

[Gillian19]

@Janeen5 Tell them that there is an additional charge of $25 per night for additional guests aged over the age of 2(?) as per your listing and that you will put in an adjustment for them so that they can make payment. I would say they knew exactly what they were doing.

[Janeen5]

Thanks Gillian, I appreciate your response. I'll take it into consideration.

[Jessica-and-Henry0]

@Janeen5

I took a peek at your listing (which is lovely by the way~~~) and I think you should adjust your base price and base no. of guests to at least 3 guests (since you have 3 beds) - I doubt a couple (intending to share a bed) would want to book a place with 2 bedrooms and I get the impression you prefer to host larger groups so having a base price for 3 people (maybe even 4) should limit your exposure to 2 people only groups. Also, the host has the right to charge for ALL guests regardless of age, even if they are under 2yo - as long as it is clearly stated in the listing description.

Some people think that because ABB continues to promote that 'children under 2 stay free' they don't have to inform hosts about children (since they are free anyway). You should make a habit of checking and making sure regardless of age you need to know the total no. of warm bodies that will be entering your home at any given time and they ALL need to be included in the guest headcount. Good luck~

[Janeen5]

I appreciate your feedback so much! We've only been hosting since August & have much to learn. We'll be making some changes. This is very helpful.

[Giedre-and-Andre0]

@Janeen5 Hi...

Even I'm little more a "hardliner", I would recommend to let it go on this one

(don't get me wrong, you would be 100% right to adjust the price).

This people know exactly what they doing and would give you a low rating if you try to collect.

You new and need to maintain your reviews. This will be more worth than the $100.

BUT PLEASE make a remark in your review and let other hosts know!

I always point to my house rules they need to be very clear on this.

Also I would never accept a first message like:

Hi im XXXX and we like to visite .......

I ALWAYS want to know who is "WE".

Here a part of my house rules:

- We ONLY host guests with airbnb verified ID, Email and Phone-Nr.
- ID has to be verified on guest account (min. 5 days before arrival) copy of ID at check in.
- The booking guest needs to have a fully verified account (ID, Email and Phone-Nr.) and to register EVERY person staying at our house with full name at day of booking but not later than 5 days upon arrival. Ignoring this rule will result in cancellation. 
- ONLY with full name registered guests are allowed on the property. (short visual ID check at arrival).
- ALL guests have to TRAVEL (from outside NYC) or fly and check-in/arrive TOGETHER.
- We are NOT HOSTING NYC LOCAL'S without explicit written agreement.
- NO LOCAL MEET-UP'S AND STAYING OVER with any persons not previously registered/booked and agreed by host.

Here my follow up message after I got bookt:

IMPORTANT For All Our Guests:
To finalize your booking,
please submit full Name,
from whoever is traveling with you
and/or staying at our house.
ALL guests have to travel or
fly from outside of NYC and check-in/arrive together.
We are not hosting "NYC locals" without
explicit written agreement.
________________________________

Hi xxxxx,

thanks for staying with us!

You and Xxxxxxxxx (please submit name) are very welcome to stay at our place for those days, and we see you soon here in Brooklyn.

You will have a great time!

We email you detail check-in information a few days before arrival.

- Check In Time: Anytime after 2pm
- Check Out Time: At or before 11am

Let us know if you arrive earlier,
so we try to arrange that you can drop off your luggage.

Please let us know if you have any questions
or if we can assist with something.

You can contact us at any time.

All the Best,
Giedre & Andre

Getting around:

xxxxxx.....

_________________________________________________

IMPORTANT INFO TO ALL OUR GUESTS
For YOUR and OUR safety (thanks for understanding):
- Be aware of all "House Rules" as part of the contract.
- We ONLY host guests with Airbnb verified ID, Email and Phone-Nr.
- ID has to be verified on guest account min. 5 days before arrival.
- The booking guest needs to register EVERY person staying at our house with full name at day of booking but not later than 5 days upon arrival. Ignoring this rule will result in cancellation.
- ONLY with full name registered guests are allowed on the property.
- ALL guests have to TRAVEL (from outside NYC) or fly and check-in/arrive TOGETHER.
- NO LOCAL MEET-UP'S AND STAYING OVER with any persons not previously registered/booked and agreed by host.
- The guests, booking our space MUST BE ABLE to communicate in English, so they understand the house rules.
- NOTIFY the host (us) prior to arrival, about ALL FOOD ALLERGY's OF ANY GUESTS,
SOME PROVIDED SNACKS CAN CAUSE ALLERGIC REACTION.
- NOTIFY THE HOST (us) prior to arrival, IF ANY OF THE GUESTS IS UNDER 21.

Changes or adjustments of listed "House Rules" has to be agreed by host in writing via Airbnb App.
It is mutually agreed that any violation of house rules will terminate the rental contract.

CC @Jessica-and-Henry0

[Janeen5]

So much good info here to digest. Thanks for taking the time to share.I apprciate this. I want to believe the best of people but realize unfortunately there's a few bad apples out there. 

[Giedre-and-Andre0]

Totally agree...

I have 99% great experience with guests.

But we need to address the few bad once.

My goal is to sort everything out BEFORE arrival.

And than everyone has a great time.

[JA7]

My listing clearly states that the cottage is not appropriate for children, so when a couple brought a 2-year-old for a stay that was supposed to last an entire week without bothering to advise me of the toddler's accompaniment, I was flummoxed. When I let them know that this was a major surprise (with an edge in my voice, no doubt), they replied: "It's ok, we're pediatricians!" No, it's not ok, no matter what your occupation, to be oblivious. I ended up refunding the couple in full but am out an entire week's income.

So, what I'm going to do from now on to try to root out this behaviour: in my initial response, I'll ask to verify how many guests will be coming. I'll let you all know if that works. If not, any respones from you all on the idea that rude people who break their Airb'n'b obligation should be, what, fined? Forced to read 20 "Miss Manners" columns?