Guests leaving lights on when out and heat excessively high

[Russ578]

Hi Everyone,

We currently have a some guys staying in our suite for 19 days.  They are working in the neighborhood installing new fiber optic equipment for internet.  Their employer contacted me and explained what they are doing and how long they are staying.  He asked for an additional discount for their stay.  What he initially asked for I didn't accept as it was about a 24% discount.  For part of the time there would 3 guys and for about the last 8 days there would be 2 guys.   I did give him an additional discount that I could live with and not charge for the 3rd guest as it is a slower time of the year.  Also asked if his guys could check in early, I was ok with this.  Then just before checking in he asked if it was ok for another guy a 4th guest to stay on the first night they were here and I told him that was fine but there is an additional charge for another guest and he didn't like that too much said he has never run into that before, which I'm not so sure about.   I guess the thing I'm most annoyed by is that when these guys leave for for the day, they leave lights on in the suite and have the heat at 25, 27, and now 28 degrees and don't turn it down.  We are on Vancouver Island so the weather is pretty mild, it never gets very cold here.  The heating system is a mini split and I can control the heat remotely from my phone.  I did talk to one of the guys about if they wouldn't mind turning off the lights when they leave for the day and that the heat seems to be excessively high.  I let him know that I can control the heat remotely and if I see the heat is not turned down I will do it remotely.  He said he would pass the info on to his co- worker, didn't seem to care too much.  So since then the heat is never turned down when they leave.  Today it was at 28 Celsius.  I turn it down using the app on my phone.  The lights are still left on.  For now I guess I just have to put up with it but after they are finished with their stay I'm going to put in smart switches so I can turn lights off remotely if folks leave them on all day and take the remote control for the mini split out of the suite and leave it around 22 degrees.  I'm just wondering what other hosts experience is with this type of thing and how they have dealt with this.  This guy had good reviews so I'm a little surprised at how they act.   The suite is in a carriage house on our property but separate from our house.  We are still pretty new at this so we are learning some guests are great and some aren't.  Thanks Russ

[Lorna170]

@Russ578  You will find that many guests believe that they have "paid for services" so they will leave the lights on and run up your heating and air conditioning bills.  

Remote access and control of your heating/AC system would be very smart.  I installed a thermostat that is locked to a temperature range.  None of my guests have complained, and the bills have gone down.  Unfortunately I cannot do the same with the lighting.

[Russ578]

Thank you Lorna for sharing your experience and support. @Lorna170 

[Joan2709]

@Russ578 

Yes...this is an ongoing issue for many Hosts, especially for long term stays. Many Hosts install smart devices that can be controlled remotely, so your idea to do that is a good one. Be sure you disclose that in your listing and/or Addl House Rules. 

Airbnb for Work

Companies arranging for stays for employees should always use Airbnb for Work to book stays. Otherwise, booking for others is considered a 3rd party booking which is not allowed under Airbnb's TOS.

Airbnb for Work

https://www.airbnb.com/help/article/1277

3rd Party Bookings

https://www.airbnb.com/help/article/427

Discounts & Addl Guest Fees

The usual discount for monthly stays is 20%. If extra guests stay, then an additional charge is usual and customary.

Mini Splits

Some Hosts have purchased smart remotes for their mini splits which guests think they are adjusting temps, but actually the Host has programmed limits. There are also devices that sense when no one is inside, or a window is left open and automatically adjusts the temperature. Below is a link to a remote that some Hosts have mentioned works for them:

Aircon Remote

https://www.airconoff.com.au/Aircon-Off-Smart-Remote-PRO

Standard Central Heating

Smart thermostats are the way to go. You can program temps that guests cannot exceed, however they can adjust how they like within the temp limits you have set. Again, disclose this on the listing.

Smart Lighting

This is a good idea, as you can control the lights remotely. However, be sure there is not a guest inside when turning off lights. If you have exterior cameras, you should be able to tell if all guests have left. However, if the guest manually turns on the light (instead of you using the remote on/off), some devices will then not respond to remote control.

WiFi Router

You can sometimes also tell if a guest is still inside the listing by monitoring the devices on your WiFi Network Router. Most guests will have a cell phone or other device connected to the Wifi (but not always).

Long Term Stay Cautions

Many Hosts are not aware of potential scams and the differences between long term stays and short term stays. This includes differences in cancellation policy and payouts.

Long Term Stays - Understanding the Risks

https://community.withairbnb.com/t5/Community-Guides/Understanding-the-Risks-Airbnb-Monthly-Stays-28...

[Russ578]

Thank you @Joan2709  for all the great info and advice, really appreciate it.  Yes I'll have to update my house rules after installing the smart switches and thermostats as the bed rooms and bathroom have baseboard heating, which I have already purchased, so guests are aware of this. The mini split is the main source of heat and ac in the suite though. I just became aware of the airbnb for work so I'll have to read up on that thanks for the link. I have a good wifi sytem in the unit where I can monitor who is connected also have an outside security camera so I can see folks coming and going.  I'll have to read up on the long term stay risks.

Thanks again for all the info, Russ

[Joan2709]

@Russ578 

I guess I should clarify....if the number of guests staying is what you state on the listing, then no addl guest fee is charged, unless you have already set an addl guest fee. So for example, you show 10 guests on the listing and have an addl guest fee set on the Calendar of $25/guest per night after 8 guests. 

If the booking guest wants to add an 11th guest, you would have to charge them via the resolution center for that extra guest (beyond your max of 10).