Critique My Listing - Lindsey from Pennsylvania

[Lindsey325]

Brand new to Airbnb and quite nervous about taking this leap with our little cabin. Would love some advice from smart, experienced airbnb’ers who are willing and have a moment to critique my listing. Thank you so much in advance! 
https://www.airbnb.com/rooms/54143246?guests=1&adults=1&s=67&unique_share_id=512f401c-c3ff-4f0f-8ed8...

[Mike-And-Jane0]

@Lindsey325 I think you have a flexible cancellation policy ( as recommended by Airbnb). Personally I don't think it is right that guests get a free cancellation up to the day they are due to arrive or the right to cut short their stay and get refunded if the weather is bad!

We use the Strict policy.

Also how have you set your pricing?

[Lindsey325]

Thanks so much for your insight! I might at least bump our cancellation policy to moderate. It would be tough if people cancelled the day of their trip for sure. That’s a great point.

Right now, I turned on smart pricing but I’m not sure the Airbnb suggestions are pricing it right when I compare other similar places, so I might make some edits there too!

I love that you’re in England! It’s my dream to visit there someday. Thank you again for taking the time to respond to my post. So kind of you! 

[Stephanie]

We'd be happy to meet you! @Lindsey325 

[Mike-And-Jane0]

@Lindsey325 Using smart pricing is fine as long as you set the base price at a level you are happy with. Do visit if you ever get to England.

[Mark116]

@Lindsey325  Do you have exterior cameras?  If  not, get them.  Make sure they are disclosed and mentioned a few places in the listing.  But, you want to be able to monitor and prove if necessary when people are breaking the rules, having extra guests, etc.

I would also add a rule about no cutting down of live trees, and think through how you will work, expect guests to work the firepit. Other hosts  have told horror stories of guests using all the wood that should have lasted for several weeks. 

I didn't see anything on what you expect guests to do in terms of checking out, e.g. what they do with trash, what are you expectations for how the property should be left.  I would add that to house rules, put it in the cabin in writing and remind guests the night before their check-out.

**You might want to consider adding a liability waiver due to the pond, but I'm not too familiar w/how this works for Airbnb, just a thought in protecting yourself.

The cabin itself is beautiful so I would say your biggest issue is going to be properly screening your guests so you don't get destructive party people.

[Lindsey325]

Hi Mark! Thank you so much for all of this info. Our cabin is remote, so exterior cameras are a bit hard (because of satellite internet,) but that is a great suggestion. I also like your tree rule! I never would have thought of that. I should think about what kind of firewood notes to make as well.

When guests book, I currently send (via email) an info booklet for planning that has all of our instructions and details in it. It goes over check-in / check out, trash, wifi, rules, things to do nearby, etc. Do you think that is a good way to do it? 

Also great insight about the pond. Thank you very, very much for taking the time to send all of this info my way!

[Patricia3334]

If you have wi-fi you should be able to install some sort of camera. Since your property is so remote I would try to do that.

[Gillian166]

we have satellite internet on our farm in Australia, and have ext cameras on buildings. 

We only leave guests with enough firewood, and currently offer to light fires for guests, but I think come winter we will have to write out some polite instructions. The fire pit will also be pertinent as we don't want guests burning the expensive hardwood we ship in for the ovens. 

I really need a waiver for the farm too,  some people have a knack for getting hurt when they are out of the city. 

[Sarah977]

@Lindsey325  Lovely place. You should eliminate the photos of big trays full of food and bottles of wine unless you are planning to provide all that food and wine to guests.

Also you should change the "fully stocked kitchen" wording, as that is open to interpretation. Guests could think that means you provide food. What you mean and should say is "fully equipped kitchen".

I can't believe how many new listings I see these days with beds for 2 people, yet only one bedside table and lamp. A bed for 2 people needs a bedside table and lamps on both sides of the bed, not just one.

I agree with the other responders that you need to consider how you are going to prevent partiers from coming and how you are going to monitor that.

[Lindsey325]

Thank you so much Sarah! These insights are very helpful. Right now, we have one side of the bed in each guest room against the wall. It's a bit tight in these rooms to add another table on each side, but maybe I should specify that in my listing. I will certainly change the kitchen description right away! 

I'm not sure what we can do to prevent parties but we will research and determine our best course of action. I appreciate you taking the time to take a peek for me--thank you so, so much again.

[Huma0]

@Lindsey325 

I agree with @Sarah977 that a bedside table with a lamp is a must. However, like you, most of my bedrooms don't have a layout (in my case due to chimney breasts etc.) that allow for a bedside table on both sides. Luckily, I usually cater to one guest per room, but if you are expecting couples or pairs in each room, it's certainly something to consider. 

There are other options, such as floating shelves (make sure they are secure and won't fall down and that they're not at a height where people might bang their heads etc.) or compact wall mounted versions or headboards that have storage incorporated etc. to add bedside storage. Reading lamps can also be wall mounted instead of table lamps, but it might not be practical to do the rewiring to install these. However, there are also versions that don't require any wiring (come with a long lasting battery and a remote control) but I haven't tried them yet myself.

[Maureen511]

Sarah, loved your suggestions. I agree on the night table; stayed at a BnB that had no tables to place a book, glasses etc.. One side was against the wall which made  it difficult to get out of bed without disturbing my husband. Of course her photos were very different.

[Lindsey325]

It’s true that beds against the wall can make getting out harder if you’re getting up before the person who sleeps on the outside. With our cabin being smaller, I just feel like the guest rooms would look too crowed with the bed out from the wall and two night tables, but I can play around with it when I go up again. The master bedroom has a larger bed and two bedside tables—so that’s a start! 

[Sarah977]

@Lindsey325  I guess for me if a room is small enough that a bed for two has to be pushed up against the wall, that means the bed is too big for the room. Trying to sleep more people isn't always the best idea.

I only host one guest at a time in my private room listing because only a single bed fits in that room without the space feeling cramped. That is preferable to me (and I get great reviews on that room) than cramming a double bed in there so I could list for 2 and charge a  bit more.