Hi! We are new to hosting, and just received our first Booking request, but it doesn't feel right!

[Michelle-And-Michael0]

Hi there.... We are from Wollongong, Australia and have just listed our place on Airbnb a few days ago and received our first booking request last night. Initially we were very excited, but something just doesn't sit right. 

The guest's Airbnb profile doesn't have a photo, nor does it include any information or verified details. Although the guest did send a message which included a couple of questions and their first names, but no surname and their names don't match the profile name. 

I responded to their request suggesting that perhaps they were new to Airbnb as they don't have any information in their profile and then asked them if they could supply a few more details. As of yet, I haven't heard back..... It's been about 10 hours. 

[Rosario56]

We just received an "instant booking' is it normal? We had two previous verified requests  which we approved but no booking took place. The 'instance booking' shows in the calendar and there is a photo. What shall we do now? What is the next step? Is it right for customer to do this kind of booking without 'pre-approval? Any help/comment very much appreciated

[Robin4]

@Rosario56

Sorry for the delay in responding, I have had a seriously big day today.

Rosario, if someone has a reservation with you that has come via Instant book what this means is the guest does not have to ask you if they can book. Provided they meet the 'filters' you set up when you enabled instant book they can pull out their credit card, pay on the spot and the first thing you will know about it is you will receive a message that says ...'Congratulations!***** is booked to stay with you on Jun 14-16 for 2 nights....send ***** a message'

The reservation has taken place, you are not obligated to respond because, it's a done deal, they are not waiting for an acceptance.

What you then do is message the guest and request a bit of information about them to decide if you should proceed with this booking or cancel it! You are allowed to cancel instant book reservations provided they fall within the Airbnb guidelines.

I will say Rosario, from my experience, Instant book has brought to me a better class of guest! I say this because they have seen my listing, they are happy with what they see, just want to pay and stay....beaut!

You do not strike the guest who wants to ask questions, seek a discount, try to bend the rules, in general the guests you want to try and avoid. Instant book also gets around the response time criteria....it is no longer relevant, the guest has booked!

So Rosario, in short all you have to do now is thank the guest for booking with you, tell them you will do all in your power to make their stay one they will look back on fondly.....and wait for them to arrive!

I hope this helps.
Cheers....Rob

[Robert448]

I'm new to this.  I live in a senior community.  Occupants are supposed to be at least 50.  Is there any way on Airbnb to limit my guests to "over 50", legally?

Also, I have a dog and I listed that it would be alright to have a pet, however my community limits households to 2.  So (2 parts) someone with 2 animals wanted to stay, so I had to refuse.  Also, when I refused, it seems the date was blocked by Airbnb and now I can't take a guest who has no animals.  How can I free that date?  Can I indicate an animal limit (like 1 animal)?

I understand this thing runs on automatic, but I have restrictions that I have to live by.  I can't imagine I'm the first.

I don't want to break rules or laws.  Is there someway tp make this work?

Thank you to anyone who can respond to even a portion of this.

[Robin4]

@Robert448

Once again, sorry for a delay in responding....I have a seriously busy life!

You say that you refused, and that the dates are now blocked by Airbnb. What this means is someone has a reservation with you that either came through 'Instant Book' or that you initialy approved but have not been able to carry throught with and you have cancelled. The blocked calendar is one of the penalties a host has to face if they cancel a guests confirmed reservation. The system is automated and does not recognise circumstances, it just recognises that you hit the cancel button!

My first observation Robert is, you state that you live in a community developement with certain restrictions! Do you have permision from the developement managers to short term host? I say this because most all condo/strata/community managers will not allow short term rental because by doing so you cancel the entire developements general insurance policy! This is because you have altered the terms of risk that the insurance company accepted when they offered a community policy!

In long term owner/rental agreements the tennant is known to the insurer and the insurer accepts that risk. With short term rentals the insurer has no idea who is in their insured space at any given time, and as soon as they become aware of such activity, they cancel the policy! This is unfortunately, for people in your position, universal.

As to your question about age, although I have not read Airbnb's discrimination policy thoroughly but I would consider that this would be classified as discrimination. Here is the section of Airbnb's non discrimination policy that deals with age...

Now the tricky part about that statement Robert is the 'where prohibited by law' part and that varies from country to country and probably state to state. But Airbnb's stance is, you can't advertise on this platform on that basis.

You can certainly say that one of the conditions of occupancy is that no more than 2 animals are permitted in the listing at any one time so, no reservation can be accepted from guests for more than one animal!

I am sorry Robert, I sound like a prophet of doom, and I don't mean to, but I have to be realistic in the advice I give and I am afraid in your situation these are the road blocks you are going to come up against!

Cheers.....Rob

[Robert448]

I'm in a senior community so age restrictions are permitted, but will airbnb approve it?