Tricky Start

[Pam-and-John0]

I'm a new host. I have only had 4 guests so far but a couple have already disregarded my rules. One showed up with 4 people when he booked 3 and at 8pm in my kitchen asked if it was ok and I said yes  I know I should have modified the reservation right then and there, but I'm trying to be accommodating and I want good reviews. Then then 4 guys stayed up drinking and pot until 1am and tracked in dirt, even though we have no shoes in house rules.

Now the latest guy wants to check in at 10:30am even though my checkin is 3pm. I gently suggested they sightsee until the 3pm checkin time.

Do hosts often see guests who want to bend and break rules?

[Barry-and-Lera0]

@Pam-and-John0: I recommend turning off Instant Book if you are using it until you get your feet under you with hosting. It gives you much more control of the guests booking your space. When we get an inquiry we communicate any pertinent information based on the amount of time they are looking to book. For us, its not having a washer and dryer so if we get any booking requests longer than 6 nights we make it a point to bring that aspect up in case they miss it in the description (this is all prior to a confirmed booking). Once a confimation is put in place we tell guests we will send a check-in email (using the cyrptic Airbnb email address given for a guest) about 3 to 4  days before arrival. This email lays out everything. Pictures of where to park, how to get on the property, what the studio door looks like. It also has whether or not a guest can check-in early or check-out late (this is based on our booking schedule). We confirm the number of guests coming and the cost for extra guests outside of what was initially booked (this might have helped you). We try and get all the information out to a guest before they show up so there are no surprises. We ask that the guests reply to the email so we know they received it. If we don't get a reply about the email it is then sent to the Airbnb messaging system on the Airbnb site at 2 days. If still no response I send everything via text message 1 day before arrival. 

House rules should be posted (where people can't miss it) in whatever area guests are staying.

[Rebecca160]

@Pam-and-John0 @Barry-and-Lera0 have some great suggestions! Only thing I would add to that is 1) do not bend on your house rules. You give them and inch, and they will take a mile!  For repeat guests, or extenuating circumstances, you might be more flexible.  2) analyze what worked and did not work about your recent visits and write up new house rules. (my rules get modified, for each new action  by a guest that I never considered)  Make sure the guest receives the rules and that the rules are very clear.  I print up my house rules for each guest and upon arrival have the guest read and sign a copy of the rules. Then, I print a copy for them. This does not guarantee that they will follow the rules, but at at least they are aware of the rules and if they violate the rules, I certainly mention that they violated the house rules in their review. It might also help in dealing with Airbnb, in the event the guest causes damages in direct violation of the rules, and you wish compensation.