HERE COMES THE CRAZY NEW YEAR'S EVE SHENANIGANS

[Anne10908]

1.  5 potentially more (2 cars pulled up yesterday, 

) Not 3 guests (4 seen on exterior ring camera getting into car, 1 or more must be in unit as smelling marijuana right now).

2. Repeat smoking of marijuana in unit coming through strong in the up/down duplex despite guest apologizing at 8am this morning when called out guest on this last night (1st night) both on platform and text to ensure he got message and stopped. I charge $250 for this. Guest responds today first with “Am sorry” = acknowledgement. Then moves to say was not smoking in unit but may have been not in designated area. House rules reflects designated area in yard far away building.

3. Port to window from portable AC disconnected, now makes sense as they are trying to air out while continuing to smoke.

4. Door from unit into garage appears open (potentially another airing of unit). 2 dogs (not paid for) observed walking in and out of garage.  Now makes sense too why that door is open, to air out unit.

Reached out to Airbnb. They are going to call guest then reach back out to me. In meantime, trying to get these extra people removed. I’d rather have suite empty than put up with this.
Happy new year! 

UPDATE:

1. Extra guests(1 extra seen on exterior camera, I suspect one or more in the unit smoking marijuana because they have left and there is no way that marijuana is going to light itself unless the support dogs left behind wandering and barking are smoking it😞Guest’s wife called me after AirBnB reached them. She admits that they have 4 people, her brother came to drive the second vehicle because they had extra items. She said she’s willing to pay for the extra person.2. Smell of marijuana detected late last night, wife admitted that her husband was smoking. She insisted it was not in the unit but it was rather outside but not in a designated area. Says she went off on hubby as she too has concerns coz she’s pregnant. When asked about the smell that’s coming through right now and the dismantled portable AC port and open kitchen door which seems very clear to me that it’s supposed to be airing out the one smoking in the unit right now, she had no comment.When I asked that if there is no smoking, can I then go into the unit to check. Of course she denied, which I was not going to but I just wanted to see what she would say.

We are barely 24 hours into this reservation, no pet fees for two dogs reported as support animals, repeat marijuana smoking coming through, unregistered guests, yeah..... just exactly what I need to assure in my new year. no thanks.

[Sarah977]

@Anne10908  Good luck with this one and hopefully you manage to have a bit of a happy new year.

Some hosts block off the dates for high risk holidays. Sure, you can charge more, but the risk may just not be worth it, either financially or in terms of your stress level. 

For me it was Semana Santa week, the equivalent of Spring Break/ Easter, where thousands of tourists, mostly young people, some not even looking old enough to travel without their parents, descend on my little tourist town, for the sole purpose of partying their faces off.

Sometimes I was lucky enough to get a legitimate booking a few weeks ahead for that week, from a mature guest who was not coming here for that purpose, but otherwise, I used to get totally clueless inquiries flooding in a week or days before the holidays which I had to respond to, so it just wasn't worth the hassle. 

[Mark116]

@Anne10908  Yikes.  Yeah, it's going to be a tough weekend as a host.  Good luck.

[Marie6762]

@Mark116 

You have a beauuutiful listing!

[Inna22]

@Anne10908 ugh

[Anne10908]

Long story short:  Guest is out, I am down hundreds of dollars, but perhaps more since they were sneaking in extra guests and declined to pay for the 2 animals. This kind of behavior honestly really discourages me as a host, but I guess it is the nature of the business and as painful to realize as it is, I have to get back up and keep moving if I am going to keep my listing pet and 420 friendly (even if outside 😞).  In this day and age, unfortunately there is so much competition that one has to consider what they otherwise would not just to stay competitive.  😞

[Anne10908]

UPDATE:

1. Extra guests( 1 extra seen on exterior camera, I suspect one or more in the unit smoking marijuana because they have left and there is currently that powerful marijuana smoke coming through: Guest’s wife called me after AirBnB reached out to them. She admits that they have 4 people seen on camera not 3 , says her brother came to drive the second vehicle because they had extra items. She admits to sneaking him in and said she’s willing to pay for the extra person.

2. Smell of marijuana detected late last night, wife admitted that her husband was smoking. She insisted it was not in the unit but it was rather outside but not in a designated area. When asked about the smell that’s coming through right now and the dismantled portable AC port and open kitchen door which seems very clear to me that it’s supposed to be airing out the one smoking in the unit right now, she had no comment.

We are barely 24 hours into this reservation, no pet fees for two dogs reported as support animals, pets not crated when left alone in suite, repeat marijuana smoking coming through despite one warning already acknowledged by guest, unregistered guests, no....this is not how I want to assure in my new year.

[Sarah977]

@Anne10908  I just took a look at your listing and honestly, I think you need to rewrite your whole description. First of all, nowhere do I find mention that you live upstairs, except a brief mention under your pet info that you live with your little dog. 

You have far too much wording about all the attractions of the area and not nearly enough about the space and living situation. Nor do you seem to have a target market in mind, it's like you're trying to attract any and all.

If I were you, first of all, I would lower your max guest count to 4. As soon as hosts start trying to cram  in more guests than the number of bedrooms and beds are suitable for, on a fold out couch or whatever, it puts ideas in guests minds about how one more and then another, won't matter.

I would state in the first part of your description, "This is an on-site host listing. I live in the upper unit, which is completely separate from the guest unit. So I'm easy to reach should you have any questions or need assistance, but of course I respect my guests' privacy".

Guests who are planning to sneak in more people or pets or not honor house rules are not going to book a place where it is immediately clear that the host is mere steps away.  

Think about the demographic of guests you want to attract. You could market as being a good place for 2 couples, a small family, etc. Speak to them in your ad copy, letting them know why it would be a great place for them to stay.

And while I couldn't care less about guests smoking pot, I do live in the tropics, where it's always warm enough to sit outside, and I don't advertise 420 friendly. That you advertise that front and center is going to attract a lot of potheads, some who will respect your "outside only" rule and many who won't.  

People either smoke pot or they don't. Pot smokers will book regardless of whether you say you are 420 friendly or not. Guests who don't indulge in that and may not approve if it will be turned off of booking with you. There's no need to try to lure in guests by saying that.

As an old hippie, I can tell you that people have been smoking pot for decades, long before it was legal or anyone advertised 420-friendly, and it never stopped anyone from going anywhere or booking anything. All you're going to attract with that is young potheads, for whom it's a way of life, not mature people who have been smoking marijuana most of their lives and are quite used to doing so without attracting attention nor being disrespectful.

[Anne10908]

This is really great advice, thank you @Sarah977.  I had started making adjustments then came upon your comment and others on this thread.  I have gone ahead to modify my listing and copied to updated on all other platforms to stay consistent.  I appreciate much of what you suggest and continue to pivot and update my processes and listing with each lesson learned.  Thanks so much for this advice.  This is an ongoing process for sure and I do not doubt I will be pivoting as I begin to get a better feel for my target market.  Denver’s demographics and what I seem to attract are the younger early 20s to mid 40s that seem to be coming for the pot.  I realize it is a niche that many don’t like to tap into.  I am trying hard to tap into it but while also being realistic with myself on what that looks like particularly as I live on property.  I will continue to study comments such as these to get myself better aligned with how best to market but for now, I have definitely incorporated suggestions made, while trying to allow for that small family (dad, mum and 2.5/3 kids), pets and the pot smokers .  Quick question, are you saying to pick only one and build on that, or can I cater to a few different needs/niches as I have listed here? Not questioning you in a bad way, just trying to understand and have it make sense in my little brain running a hundred miles per hour LOL.

UPDATE:  Airbnb did kick out guests yesterday.  Minor damage to unit, nothing I cannot fix.  Glad to have dodged a bullet here.  Happy new year to all hosts!  😊

[Anne10908]

I see now what you meant about writing your listing description with the target guest in mind.  I really like your listing and you have great reviews, good job.  I need to sit down and give this more thought and hopefully mine will flow like yours.  I at least have immediately moved to update that I live on property so it is clear.  Also cut down guest accommodation to 4, which makes more sense for those coming as a couple or small family of 4 given the 2 queen beds.  Thanks again @Sarah977   Happy 2022!

[Laura2592]

@Anne10908 we block:

New Years Eve 

Halloween 

St Patrick's Day

4th of July

(And usually Christmas and Thanksgiving too. But I forgot Thanksgiving this year and had to clean a huge cooking mess. )

and either open only to friends and family or use our space ourselves.  We absolutely 10000% are serious about no parties. The only way to avoid that is to take away the temptation. It's worth it to us to lose that income rather than deal with headaches. I might consider doing the same in your case. 

[Anne10908]

I am definitely going to keep that in mind moving forward.  Is one of the best times to make that extra buck, but not with the headache.  I will do as you do which is to use it for family, friends or self to check out suite as a guest would when living there.  🙂

[Helen3]

Well not really if you have to cancel a booking because guests break your house rules/party.

[Ann783]

I was going to chime in… but after @Laura2592 posted, I went to my listing and blocked St. Patrick’s Day 😂

[Anne10908]

Rigggghhhhht, LOL