Guests using listing for photo shoots

[Emily1491]

Hi everyone, I have a dilemma that's becoming more frequent. I rent out a small part of my home (about 500 sq ft, private from the rest of the house, and with a separate entrance). I'm also a keen gardener. Recently, I've noticed more and more people renting my Airbnb for interior/exterior photography (fashion and wedding shoots mostly) and not disclosing their intentions. I specifically ban this use of the space after allowing it a few times as a new host, because it's an awful lot of wear and tear--they tend to drag furniture across hardwood floors, move everything around, have extra guests etc. I also used to work as a photographer and know how much it costs to rent a space for photography. It's a lot more than I charge for lodging.

The last guests I had this week were the worst yet--caused a ton of (small and easily fixable, but annoying) damage, repeatedly either blocked me in or out of my driveway while moving their car around so it wouldn't be visible in photos, trespassed on my neighbor's property to get a photo, pulled out all the contents of the supply closet in the Airbnb to use for 'props' (I specifically ask guests not to use), etc.

At this point, I'm ready to give up on actually banning this practice--it seems to have no effect--and have been thinking about just charging people appropriately for this use so that I can justify the extra work/cleanup I have to do. I would like to list it on a shoot rental website, but I'm uncertain how to direct people that way if that's what they want. Will Airbnb allow outside links for a non-competing activity? Requests to the 'superhost support' have been the opposite of helpful.

[Marie8425]

@Emily1491 

The thing is you have yo check your zoning and insurance regulations,  If you rent a space that someone uses in line with their business activity that is commercial not residential use  Your STR or Homeowners insurance won't cover you if somebody slips in your bathroom and twists an ankle.  Houses usually fall in Residential Zoning not allowing Commercial Use

[Emily1491]

Good point, thank you! I am in a mixed use zoning area. But the extra insurance would be a doozy 🙄Honestly I would rather just not have these guests using my home as a backdrop, but I don’t know how to stop them. Every one has had five star reviews.

[Marie8425]

@Emily1491 

 I just had someone do something similar to me.  He handled it very positively but I think because I didn't mention irritating.  I just stated you are creating a possible liability for which neither of has insurance protection.  People are more receptive to common sense if your not emotional.  I would think a photo shoot is a  1 day reservation maybe change your minimum stay.

[Emily1491]

Unfortunately every one of them has rented it out for two plus days. And some people have been very polite and understanding when caught but these last folks either got confrontational or ignored me.

[Dan574]

Have you thought about including the messaging in your description? "Price is for overnight stay only. Use of space for photo shoot or other activities will require ($1000?) deposit, due the day of arrival, which also includes a short-term insurance coverage for you and your crew."

A friend of mine has everyone the rents his RV sign a short-term insurance contract (runs about $59 per rental) and it covers all damage claims you wish to submit.

[Emily1491]

That’s great advice, thank you so much! I will look into that.

[Alan1009]

limit the number of extra guests. limit the number of people staying.

[Emily1491]

I cap it at two. Seems to make no difference to some guests.

[Beverly242]

You must have a beautiful space, I don’t think Airbnb would let you redirect to another site. You must be doing well in Airbnb, that said in your listing I would list add on fees so you don’t feel short changed. I have charged people for not doing what they said and if they break the rules there’s a charge.  Just list on your listing the additional fees that way there’s no confusion. Stay happy and prosper.

[Christine615]

If you decide to let this continue, make it clear you are not available for photo shoots or commercial shoots unless:

1. They pay a commercial rate for the day (think $1500-$2,000)

2. They provide proof of at least $500,000 in insurance (find insurers that offer that so you can suggest some). Must be provided in advance.

3. They return the place clean.

4. They state the number of people who will be present (limit that number).

5. Must show their existing business license.

If that is in your listing (in an obvious place) then they are agreeing to your contract at the time of booking. If they don't pay, then work with Airbnb to boot them. I've had more than one person state "I thought once I booked a place I could do what I want with it."

Nope.

People look at Airbnb as a cheap alternative to commercial rates. Don't let them. And if they do, report them. I had to do all of this just to participate in a large Festival of Books (which was held outside). The insurance was to protect the venue. Not sure why people think they can use someone's home to skirt those rules.

Also let them know that any violations (including going into your neighbor's yard) will be reported.

[Emily1491]

These are some great suggestions, thank you so much for responding! I did try to report these last guests but got nowhere with airbnb support, which has been par for the course for me the few times I’ve tried to contact them, whether I’ve been trying to advocate for guests shortchanged by airbnb or reporting my (thankfully few) extremely problematic guests.

[Bill-And-Ela0]

In your listing indicate the maximum number of guests allowed on the property with all names required at time of booking. Any extra guests (people on the property) during their stay will be charged an extra fee (cost to cover a shoot). Airbnb shouldn't dispute the additional fee. Also, make it known that any extra work/cleanup on your part will result in additional cleaning fees. Make sure to take lots of pictures to support any claims. 

[Diana2805]

This is a very interesting question and not one I had considered. For me,  I rent my entire home so there is not a personal impact. I would want to see if I could have the home (Airbnb) included in marketing to increase bookings. Maybe it could benefit you as well?