ENSURING CORRECT GUEST NUMBERS

[Property-Mgmt-Group0]

Hi Everyone. I have a property that sleeps up to 11 people, and anything over 4 guests there is an extra charge per person of $45 per night per guest. What the best way to ensure people are booking for the right number? I have cameras on the property so I can see who turns up and this is also outlined in the booking. But it's like a cat and mouse game with some people. They book for one and then change it to 4 then when I say no additional guests permitted over your booking number and they then increase it to the right number (sometimes) other times they wait to see if they get caught. Its just really an unpleasant experience to have to go through this. Its all in the listing and house rules etc but they still do it. Thoughts?? Thanks 🙂

[Joan2709]

@Property-Mgmt-Group0 

Since addl Guest Fees have (and any addl fees) have received alot of negative media attention, most hosts don't charge them any more; especially for a property that is listed for 11 guests and then starts charging for extra guests after 4. Guests view that as a "bait and switch" in that the price per night is low, but by the time they add the other 7 guests the price per night is much higher. It's an invitation for a guest to violate that and a constant battle to control sneaking in extra guests. It is better to advertise a price per night that includes all eleven guests and doesn't have addl guest fees. If it's a new listing, discounting the price by 20% as compared to similar listings will get you the important first 3-5 bookings. You can then raise the price to compete with other listings.

Larger Property - Multiple Listings

Some Hosts have multiple listings for the same property. You can offer less bedrooms/guest count for a smaller listing You would need to have the capability of locking off bedrooms/bathrooms and would need to sync the calendars to prevent double bookings. It does take alot of coordination, but can be done. Be advise though that only reservations will properly block the listings correctly. If you want to use the listing for personal use, or block the smaller listing on weekends/holidays in hopes to get the larger one booked, you'll need to manually block ALL the calendars to prevent a double booking.

Listing Multiple Rooms

https://www.airbnb.com/help/article/289

[Elaine701]

@Property-Mgmt-Group0 @Lorna170 @Joan2709 

We have 2 listings for the same property, one for high season and one for low season. The high season listing is blocked through the low season, and the low season listing is blocked through the high season.

The high season listing is a flat rate for the entire villa (8 pax max). The low season is priced on a per person basis starting with 2 pax, and an additional fee for each after that.

The strategy is due to the fact that in high season, we can be guaranteed a full house at full rate. If we priced on a per person basis in high season, then the whole summer would be booked for 2 pax at 1/4 the full rate. For a couple, it's  just too attractive and cheap to resist. 

The low season is a very different type of guest, typically couples or 2 couples coming for golf, cycling, hiking, sightseeing, or just getting away from the cold north to work remotely in a nicer climate. The beach resorts are mostly closed down, and these guests are seeking something more like a home anyway.

If we had flat rate pricing in the off season, it would price us out of the market, typically 2-6 pax max. If we reduced the flat rate to attract smaller groups, then it would be packed all winter at the low rate, because it would be too cheap to resist for a large group.

We like couples, they are generally clean, uncomplicated, and really nice guests, they don't stay up late or consume much.

8 pax are costly to accommodate. More laundry, cleaning, heating/cooling and they tend to stay up late socializing and consuming resources 

Ok, so it's a large villa and extremely comfortable for 2-4 pax, so we price it much higher than the competition for the first 2 pax, and a more reasonable rate for any extra pax. This attracts more affluent couples who are happy to pay a higher price for more space and comfort. And it's also less attractive to those planning to book for 2 and bring more. The base price is a bit too pricey for them and there's cheaper ones around to clandestinely fill with people they don't pay for.

And yes, it eliminates any chance of calendar sync and forces you to do everything manually. 

But this has been working well for us for about 5 years. Your results could be very different, depending on the types of guests that book your area, and what the attractions are. And of course, the high/low season differences.

But I thought this might ring a bell with you.

Good luck and happy hosting.

[Joan2709]

@Elaine701 

Excellent ideas! This is def an option for Hosts with larger properties as well. 

[Lorna170]

@Property-Mgmt-Group0  IMO, a whole house listing should be priced for the number of persons it will accommodate.   I tried the over X number of guests pay extra per guest scenario, and more than 50% of the booking guests lied about the number of persons on the reservation.

I increased my rates and stopped charging for "extra" guests.  The property, which slept 8, was well rented at the increased price, including a larger cleaning fee. I made more money over the year and had less issues with guest numbers.

[Joan2709]

@Elaine701 

This is what my clients have found to be the case as well. It's too tempting to try to sneak in guests at a lower rate per night than be truthful and pay the extra guest fees.

[Paula]

Hello @Property-Mgmt-Group0,

Our hosts have shared some very useful suggestions. Have you had the chance to read them?

Please keep us posted.