2 Years Later - 10 Pieces of Advice I'd Give To Myself As a New Airbnb Host!

[Spencer-K0]

2 years ago I began my family business and Airbnb adventure by listing my cabin in Bear Lake Utah as available to rent. I now own multiple properties and manage multiple more for others in the area.

I've now gone through the good, the bad, and the downright ugly.  I've had some amazing experiences meeting people from all over the world, I've had some horrible headaches caused for me by guests.  I've loved Airbnb and I've hated Airbnb. I've endured crazy winters and dreamy summers.  I've been a Superhost, lost it, and got it back again. I've gotten stellar amazing reviews and I've gotten straight rotten ones.  Among all of that this is what I've learned and what I would tell myself if I was starting again:

1. Document everything: Before, During, After

Before - Take pictures in high definition of every square inch of your house.  Literally, break your room up into quadrants and classify each quadrant.  Specific details you will look back on later, paint chips, holes, wear and tear, it will give you a base-line to compare damage to. Additionally, create a google spreadsheet of every item in your home, where you got it from, a link for a replacement, a picture of the receipt if you have it.  Categorize items by room.

During - Some people oppose to this, but get video surveillance for your property; both inside and out.  I have one internal camera in the main living room by the front door, and two outside watching my back deck and front door.  This becomes particularly valuable in disputes.  You have proof besides photos of dog hair that "could of been there when they arrived" (for no pet policies), or threw a party that got out of hand, or heaven forbid, walked out the front door with some of your stuff. Always make sure you disclose that your property is under video surveillance to abide by Airbnb's Terms & Conditions. My favorite is the Nest Cam for Outdoors, the 10-day playback subscription has paid for itself time and time again as a burden of proof.

After - I have created something I call my "100 Point Checklist". I have well over 100 items to check throughout my property after my guest leaves.  Some of the key things on my list: count the towels, check each wall for holes/nicks, check the HDMI inputs on the TV, document any new scratches in the wood floor, check each comforter for stains, check couches for stains/things that got underneath, check all windows, check the carpet by room for stains, and many many more.  This allows you to truly document the wear and tear in your property vs the damage and plan accordingly to address each.

2. Automate Your Property

While some hosts enjoy the thrill of spending time with their guests.  I have found 95% of guests do not want/require the interaction.  In these cases, I have automated my check in process.  This also helps me as I now have multiple properties (multiple forms of income) that are difficult to be in multiple places at once.  Key things to automate: Heater/AC & Front Door.  Everything else is extra and not really needed.  My favorite smart home integration is through Vera Controllers and connecting Nest Thermostats and the Kwikset 916 front door lock into the system.  I LOVE the Kwikset 916, it has a touchpad that you can change the code to the last 4 digits of the guest's phone number and let them remotely access the property, while still maintaining security.

3. Always Be the Bigger Person

I learned this lesson the hard way.  You will have demanding people, you will have rude people, you will host straight horribly demeaning people.  They will yell, they will curse you, they will demand refunds for largely unsubstantiated claims and for events that are sometimes out of your control.  I once had someone trash my property, he refused to be responsible and was so rude.  I let my anger get the better of me and told him what I really thought of him through the messenger.  It didn't make me feel any better, plus Airbnb decided not to award my claim case because of it.  Always take a second step back, breath, then address the situation. It always ends better.

4. Be Quick to Apologize, Then Quickly Go Above and Beyond

I once had a booking where I just couldn't get it turned around and clean in time.  I was 2 hours late for check-in.  Amongst hundreds of bookings, things like this will happen eventually. If I was in my guest's shoes I would be furious.  I quickly apologized, got them into my property and situated and quickly called the local pizza shop (which in Bear Lake is phenomenal). I had them hand deliver some gift card to my guest and told them pizza was on me.  What could have turned into a disastrous review, became one of my most glowing review that has netted me MANY additional bookings!

5. ALWAYS Ask For Reviews & Feedback

Here is the exact message I send to every guest after they check-out, "I work very had for 5-Star reviews as they help my business a lot.  This property is my small family business and a review goes a long way for us! If you enjoyed your stay, and wouldn't mind could you please write us a review about your favorite parts of our property?  Also, if you had anything go wrong or suggestions on how we could improve would you please send them to me in this messenger as we welcome your feedback and love to improve". This magic message has brought me more 5-Star reviews than any other property in our area.  It also serves as a release for guests to get the negative stuff off their chest before they put it in a review.  I've phrased it to seem like I genuinely want their feedback, which I do, and have learned some of my most valuable ideas to make my property stand out from this feedback from my guests.

6. Don't Respond, Instead Start the Conversation

So many hosts try to keep their status by being "quick to respond". Tell them the information before they ask for it, be good at communicating everything they will need to know. You will get better at this over time.  Remember, 80% of messages you need to send on Airbnb can be pre-written and sent at the opportune moment.  Some examples: Directions, Check-in Instructions, How is Your Stay Going?, Check-out Instructions, Review Request.

7. Forge Local Partnerships

Areas are dubbed the term "communities" for a reason.  It denotes the ability to help each other out.  Take time to create a recommended list of "things to do" or "my favorites to visit" then go to the people on that list and let them know what you are doing, that you will have guests you'd like to send to them.  Ask for exclusive discounts or partnerships.  Not only can this turn into a second form of income from the referrals, it makes your guest feel special and well taken care of!

8. Take a Trip Yourself

Get out and go somewhere.  Book someone else's Airbnb, take note of their style, and how they do things. Pay attention to what it feels like to be a guest.  Nothing is better for putting yourself in your guests shoes than by being one yourself.

9. Always Follow-Up With Guests

When someone sends you a request, they are likely looking at multiple other properties similar to yours.  They send multiple hosts requests, they get excited about their trip but then they wait to hear back from all the hosts, plus get feedback from those taking the trip with them.  If you have approved someone to book, and they haven't responded in 2-3 days reach out with a special offer and knock off 5% off the price. Everyone likes scoring a deal, help your guests feel like you will make it worth their while to stay with you.  This isn't a hard statistic, but I would guess this tip has netted me at least 15% more bookings.

10. Be Grateful

It is easy to get caught up in the hustle and bustle, it is easy to get frustrated with bad guests, it is easy to get overwhelmed by all the things to do with your property and life.  Take a second, step back and find some gratitude for the opportunity to rub shoulders with diverse people in your life.  Take a second to find gratitude for the extra income your property provides.  Take a second and be grateful for the things that make your life great! It will really help you enjoy the journey, and love what you do!

This was mainly for me as I look back on my journey. However, I hope it has some value to someone out there!

Cheers.

[Dev4]

@Spencer-K0

Great write-up!! I manage properties for my clients and I just became a superhost. I couldn't agree with more with a lot of your suggestions. Your request to submit a review is a good one. I always text or whatsapp my guests to submit a review. I find that it is more effective than Airbnb messenger.

I have been in a few resolution requests and Airbnb / guests have been kind enough to approve in most cases. Your suggestions are definitely worth considering in case of theft or damages that guests do not accept.

Keep such articles flowing. 

[Rose102]

hi,

as a host, what must I do when guest bring in unregistered guest/partner-man then having sex in the room`? I need advice urgent!!!

thanks

rose

[Gary-And-Aitor0]

The issue shouldn't be that they're having sex.  The issue is that they are bringing an unregistered guest in.  I'd call AirBnB and see what they have to say.

[Pamela53]

I encourage  them to read my rules before making a reservation and remind them about my no smoking and no overnight guest policy. 

[Zoe14]

@Rosette0 - I always remind my guests when I do the final arrangements about my house rules, and, give them a copy of my house rules on arrival.  Your profile and information about your AirBnB should be very clear on how you handle additional guests, either as just visitors or as overnight guests.  If a guest has additional overnight guests without advising me or asking me, I will charge them another full rate per person per night, no excuses.  When they booked, they booked for a certain number and that is what I catered for.

Stand your ground and be very clear on your House Rules.

[Bobbi8]

Hey Spencer,

Great article/reflection about your Airbnb experience as a host. I have just joined as a host in November 2016. I have already had similar experiences with wonderful guests and some not-so--much. 🙂

My question to you is about the Airbnb platform. I am having trouble getting any response from the site about changing the listing location. Have you had any trouble with that? My house is in another country (Costa Rica) and the site doesn't allow for changes.

I'm going to look through other posts but thought I would stop at your post since it was very well written and honest. I especially love the "gratitude" piece of advice.  

Thank you!

Bobbi

[Dr--P-0]

Thanks for the summary

Just beginning the journey

[Lilis0]

So comforting and inspiring. Not a newbe in airbnb, I've just finished my fourth property listed on airbnb and rather shocked knowing that the competition in my new area is extremely totally crazilly tight. I was working so hard to make things at their best. But sometimes things do not work as I expected, and here they are your experience-based advice is my bible when I am down in this business. 

[Pamela53]

I learned that someone who owns an apartment building is starting to rent to Airbnb and plans to convert all her apartments for Airbnb guests. It's killing my business. I just have one small guest apartment on

my property. I thought the city council people were no going to allow apartment conversions to hotel like rentals. Does anyone have an update on this?

[Ellen95]

Check with your city council.  You may want to contact them to find out if "converting an apartment building to an airbnb" facility is permitted.

[Cristina320]

Thanks for that tips.

[Amanda52]

Hi Spencer - This is a great post!  2 other things worth mentioning are 1) Look into getting short-term rental insurance. I'm about to sign on with Proper Insurance but there are a few providers out there... I've never had a guest try to file a lawsuit, but there are some crazy things out there, so it's important to be protected!  2) There are some cool tools out there to help track the number of guests in your house. I helped create a company called Party Squasher for this!  It also helps me know when people arrive and depart so I can send the cleaners in earlier - especially on a same-day check-in  🙂

Keep on sharing your tips! They are helpful!

Amanda 

[Spencer-K0]

@Amanda52 great input!

I actually do also use Proper.  Not sure if I could mention them on here as a paid service, but they are HIGHLY recommended from our company.

Please PM me details on Party Squasher.  I'm very interested.

Thanks,

-Spencer

[Branka-and-Silvia0]

thanks for info about party squasher, great idea but expensive , 100$ yearly subscription ( per property) + 50 for device 😞

[Amanda52]

@Branka-and-Silvia0 - Thanks for the feedback! We have some special offers that might help keep prices down in your market. I'll PM you!