Instant booking guest quality

[Deanna296]

Has anyone else noticed a substantial difference in the quality of guests you have gotten from instant booking vs guests that ask for approval? Out of 6 months of hosting, the only problem people were literally 3/3 of my instant bookers. One of them was non stop complaining/ messaging me all day stupid questions, next was a girl with a “service dog” that agreed to use a leash per county laws and then didn’t, chasing it all over the neighborhood, then left it alone for 5 hours while they went out. Air bnb doesn’t allow you to put that on a review and they deleted my review. Next kid was absolutely creepy/ scary/ threatening. Yelling outside at night. After that I promptly turned off instant booking and now I’ve only had super classy quiet people who love the property and give great reviews. Do the creepy people look for places with instant booking?! Why would you do instant booking unless you have an older property you don’t care about? 

[Zheng49]

For me the guests that ask for approval tend to be more difficult to deal with. Reason is because instant booking is turned on without filters for all my listings, so if they're sending a request this means they're trying to check-in earlier or later than we allow.

Instant booking guest quality can be controlled to a large extent by the prices you set. 

[Lorina14]

@Deanna296 

Several hosts would agree that it is better to avoid instant booking but we have had no issues with instant booking. What it comes down to is how clear you are in your listing descriptions for setting expectations and how you vet people after they instant book. If you have a larger home many people do not do instant book so they can vet the guests better. If you have specific rules because of HOA or resort rules like signing a lease or agreement to rules prior to the booking this would be better as well. If someone instant books that has a bad review, you could message them to ask what happened with that exchange and allow them to explain what happened. There was only one person who cancelled after the instant booking confirmed auto response asking some questions. 

We have a few questions we send immediately after booking thanking them for choosing our listing, may we ask where they are coming from, if this is a special occasion, please add all guests staying in the reservation or you will not allowed to enter the space (per our insurance coverage rules) and if they have any questions. Only one person didn’t respond in over a year of hosting and I’ve been able to catch or address potential issues before their stay answering all questions, sometimes advising them that our space may not suit their needs (we don’t have a sofa/living room), etc. 

So it depends on your listing, your area you live in, setting guests expectations, and having good communication. Many hosts have instant booking with no issues. Do what works best for you or tweak things to see if instant booking could work with good vetting questions upon booking. People have also found that when you dialogue with guests it forms a better connection and allows them to feel comfortable to bring up issues with you directly or in private messages rather than a public review. Instant booking also promotes you to more guests looking for a place to stay… some people change their minimum days, lower their cleaning fees, or allow instant bookings to increase bookings or viewing rates.

[Kitty-and-Creek0]

@Deanna296 

We tried IB for awhile and went back to requests. Our IB guests were mostly indifferent to the rules and were not clear on expectations. It seemed they did not read the listing and just fell in love with the photos. We are delighted with the guests who request. They communicate very well from the start. They are no trouble at all and all but a few merit 10 stars from us.

[Joshua1217]

We might be lucky so far and haven't noticed anything negative with instant book. Been hosting for three months and have had it on the entire time.

[Paula]

Hello @Deanna296, thank you for bringing this topic to our community.

Our experienced hosts have shared their opinions. Have you had time to read them?

I look forward to hearing your thoughts.

[Frances3408]

@Deanna296 . Yes, I turned IB off (didnt realise it was on at first). Worst guest came from IB so that was enough for me. I am very happy vetting guests and yes I think we both gain from the pre stay communications.

Otherwise they are welcome to stay at the local 3 star motel which does IB.

[Deanna296]

Yes!!!!!! I have the cutest cabin ever and worked so hard for it plus the new leather furniture- definitely want to keep the creepers at the 3 star motels and not my valuable property with a wood burning fireplace!!!

[Frances3408]

@Deanna296 .  My budget one is doing very well as its pet friendly (50/50) and priced just above the motel so when I say 3 star its rating for pet friendly rooms is currently 3.98 (improving). The trick is to set your financial goals as @Inna22 suggests and find your ideal guest.

[Inna22]

@Deanna296 is your strategy to make the most money? If so, you have to accept IB and then adjust your rules/communication/amenities to fit more needs. it will take a little time tweaking but you will make more and will learn how to streamline.

If you are not after all the money, then you can have the luxury of vetting people, going back and fourth etc.

I have instant book and I accept problem guests as part of my job.

Raising your rates will bring you better quality IB guests.

You have to revisit the stupid question person and make sure they are really stupid and not something that should be in your house book or your rules. 

The dog- can you just accept dogs? It will really improve your placement in search and open your home to so many more guest. They you do not worry about who leaves the dog alone. As for the outside- not your problem. If they are causing a disturbance- call the police.

Yelling kid- was it a little child?

[Ana2038]

@Deanna296 , haven’t had an issue with IB and yes, we do care about our property 😀Over 300+ stays/reviews we have had maybe 4 we absolutely would not host again. We are on-site STR owners (our listing sits behind our primary residence so I believe that helps deter problematic guest(s). Have we had messy guest(s), sure we have, but they followed house rules. We’ve also had neat and tidy guest(s) who broke house rules i.e.  (smoking/vaping).

 Best —

[Zheng49]

I agree.

Even the most luxurious 5 star hotels accept instant booking. I don't think it's only 3 star motels that accept instant booking. 

[Deanna296]

Ty @Ana2038 ! How much does your rental charge per night? 

[Ana2038]

@Deanna296 , nightly rate varies depending on demand (seasonal/holidays), weekend vs weekday. We have a maximum 2 person and do not offer a full size kitchen. This helps, in my opinion,  keeps wear and tear and cost to a minimum.