Bookings for 90 days and over

[Patrick3584]

I need some help as I'm confused.

I have a flat in London subject to the 90 day rule.

I just received a booking for over 90 days is this except from the 90 day rule?

Also as this booking is over 28  days what type of contract do I enter with the quest? 

Is there anything I need to know of when taking bookings for over 90 days.

Thanks

[Alex]

Hey @Patrick3584!

Thank you for sharing this question with us and congratulations for this new reservation. How long have you been hosting? 🏡

In order to answer your questions, I'm going tag some experienced hosts and members that will be able to answer your questions: @Jonathan2725, @Polly164, @Zachary289, @Nathan146, @Marie8425 and @Joan2709. 

Thank you everyone for your help and support. 

Best, 

Alex

[Marie8425]

@Patrick3584 

Something I do sometimes, my market is MTR on Airbnb.  I will do an STR maybe less than the 28 days on Airbnb.  Like a trial run.  I did that with a Visa employee last year.  Then when that expired I moved him to my private rental basket and he stayed a year.  He wasn't from the US and Visas though not often can be revoked.  Sometimes there is logic just make sure logical for you also.

[Joan2709]

@Patrick3584 

Tagging @Helen3 as she is more familiar with the UK regulations.

[Marie8425]

@Patrick3584 

First question how many days 91 or 299?  That makes a difference.

Second question doesn't sound like your normal type of request.  Are you comfortable that you have vetted?  A lot of scammers try to lure Hosts by promising lengthy stays and then disappear prior to end date.

If a long stay reservation, one has to know and accept the following risks on Airbnb Platform

1.  Your calendar is booked for all the days.

2.  Residency laws in your community may override STR status after a certain number of days.

3.  Airbnb collects from the Guest every 28 days then transfers to you.

4. Airbnb is not a collection company, so if the guest doesn't pay month two the reservation is cancelled.  They are done.

4.  A reservation on Airbnb is no way a lease rental contract.  It is primarily short term lodging and pays STR taxes which it collects from the guest.

5.  On the Platform only if you use certain pricing venders can you collect security deposit.

Basically your STR pricing with STR taxes is probably higher then say a 6 month lease private flat rental, but no security, no lease and no credit check on Airbnb.  

[Patrick3584]

I see thank you for the great explanation Marie.

The booking is for 92 days.

[Marie8425]

@Patrick3584 

Just me personally 92 days is an odd amount of time that might sway a Host with a 90 day legal maximum.  Too tempt you and then if he doesn't pay the third payment.  Legally you rented 60 days STR and only have 30 left.  Airbnb charges monthly and it is very easy to buy a Visa card and charge.

[Helen3 · Accepted solution]

Thanks @Joan2709 

Hi @Patrick3584 

You don't seem to have a listing attached to your profile . Do you host on Airbnb? 

Through short term rental platforms you can only accept bookings up to 90 days in total if  you are a London  for whole listings .

I am not sure if you can also accept three month bookings - you would need to check the regulations /with Airbnb. 

you can take three month lets outside of the 90 day limit  . You would need to take legal advice on what sort of contract you need as assured tenancies  are for let's of six months or more and require full tenancy checks and for you to provide legal documentation required as a landlord. 

Your issue is if you can't do this on Airbnb and  try and get the guest to go outside of Airbnb you could get thrown off the platform as it's against their T&Cs.

Have you looked at the STR regulations for London on the London government website to help you understand how the regulations work? This is essential for any London host. 

your biggest risk of accepting long term bookings is that if the guests don't have a permanent home elsewhere they could have assumed tenancy rights from day one . Presumably you've asked vetting questions to understand why the guest wants such a long stay on Airbnb which is a very expensive way of them doing things. 

[Patrick3584]

Hi Helen yes its listed on Airbnb and is in London.

I thought that as it's over the 90 days that it's excluded from the 90 day rule. I've messaged AirBnb about this and they said that the booking is ok.

They are international students who just graduated from Epsom Uni originally from China here on a student visas that expire during their stay. They said they have applied for an extension and will get it this month.

They need somewhere to stay while they look for work.

[Tara0]

@Patrick3584 It's fine to accept a booking of over 90 nights in London, it's under 90 nights which is the problem.

You say your guests are on student visas, that also sounds fine. 

I really wouldn't worry.