Price now automatically includes all fees, anyway to avoid this?

[Greystone0]

Hi Hosts,

I am now seeing my listing pricing showing "Price includes all fees". This used to be an option to choose as a host for each listing, but now it is automatic, or so it appears to me. Anyone else seeing this in their market or listing? I cannot find a way to remove nor can I conduct a general search without the fees being included.

In our case the AIRBNB fees are quite high per reservation and so having it separate added a layer of transparency and honesty to the pricing system. I realize that AIRBNB has been suggesting and pushing hosts to include the fees in an 'all in one' but the result is that it hides the AIRBNB fee.

Curious what you are experiencing? ANd if there is a way to remove this?

Thanks for any insight.

[Joelle43 · Accepted solution]

Hello @Greystone0 

According to the link below, there should be an option to show prices all inclusive or not:

https://www.airbnb.co.uk/help/article/3365

This may have changed so it would be great to let us know!

Here in Europe, it's been mandatory for a while now to show the total price when searching which is a good thing I think - saves a lot of wasted time for guests as I would hate to see a price per night that fits my budget only to discover that when I click on the listing, there are huge cleaning costs to factor in, plus the Airbnb commission plus all the city taxes!  

The breakdown of the costs is totally transparent and the guests see exactly how much the host charges per night of course but also sees all the other costs clearly listed.

[Greystone0]

Hi @Joelle43 ,

Thanks for weighing in.

The option to turn on or off display pricing is not available on my searches. I am in the US using various browsers to try and see a way around it.

I can only see a total and that total no longer has a break down of the underlying information (nightly rate, tax, cleaning fee, AIRBNB fee, whatever-else-is-included).  Once you click on a listing, then on "reserve" you do see this: taxes & airbnb fee broken out, however it is hidden under a link. It is less transparent than the prior method. Obviously, the total is highly relevant but understanding what goes into the total is important as well.

[Joan2709]

@Greystone0 

No way around this.

Airbnb has been slowly transferring all the US listings to a "show all fees" price format. And yes, it is a bit deceptive in my opinion. Many guests will not know they need to click the price breakdown link on the Reserve page to see Airbnb's fees.

I think Airbnb should have left this as an optional choice for guests to decide, but they didn't.

[Greystone0]

Hi @Joan2709 ,

Thanks for weighing in!

Great information and glad to know I am not alone in this viewpoint as it really isn't a transparent method of conveying pricing.  I have a feeling that at least in the short term it will repel a guest from booking a listing where the AIRBNB fee is above say, $400 range, which is where we are.

I think guests are reasonable but when the rate is portrayed this way it comes across as unrealistically inflated, unless you realize that the underlying fee for AIRBNB is a substantial part of the overall total.

[Joan2709]

@Greystone0 

Agree. Just make sure your nightly rate and cleaning fee is in line with other comparable listings. If you are, the Airbnb fee should be approximately the same for your listing and others that are comparable (#bedrooms/baths/#guests/amenities).

Part of the issue is your 6night min stay. Are other comparable listings showing the same min stay of 6nights?

[Greystone0]

Hi @Joan2709 ,

For that particular week,  6 nights makes sense - there is a large annual event that is driving pricing and minimum night stays in general. We just had a cancellation and so decided to open on this platform too, which we wouldn't normally do. Outside of high season or special events, our minimum night is 3 nights.

I don't often open up these weeks on AIRBNB as the cancellation period doesn't' t suit me, until closer to the dates if it hasn't rented yet. 

I'll also change the minimum stay as things progress, if it doesn't rent. Good to be reminded though.

[Helen3]

Im rather confused I don't understand what your issue is @Greystone0  it's a much more transparent way for guests to compare pricing when they see the total price.

in Europe our consumer legislation means guests have  been able to see total prices for at least four years or so when they look at listings  when comparing pricing .

when they go to actually book they see a breakdown of all the separate fees . 

[Joan2709]

@Helen3 

In the US, the guest would have to click a further link to see the breakdown of all the separate fees, it doesn't automatically display:

[Frances3408]

@Greystone0. Wow. thats one way for Airbnb to have their cake and eat it too. 🤣 

It hasnt happened here in OZ- we got the total pricing view a while ago but you can still get the cost breakdown when you search and before you click reserve. Really helps to understand how other hosts are positioning themselves.

[Greystone0]

Hi @Frances3408 ,

Hi @Helen3 ,

Thanks for weighing in! 

I have no issues with the total price being displayed. This is essential information and as Helen noted, it was not always obvious what the total was. 

The issue that I have is that the AIRBNB fee is now wrapped into the nightly rate when displayed. For our rental, the AIRBNB fee is always more than $400 and upwards of $1000 for our high season. It's a steep fee.  Guests get the same AIRBNB service for a  $1200 AIRBNB fee as someone who pays $26.96.  For the case above, the $26.96 is probably a really good value for using the service, but how is that same guest getting a $1200 value. The platform isn't different, or special, or more efficient. 

For a long time AIRBNB was asking hosts to absorb the AIRBNB fee into one total. Now it is automatic.  For listings in like our case, the transparency of having the AIRBNB fee separate made the process more transparent and understandable. Combined, it makes the host look like they are offering a crazy price. Granted, I need to get used to it and ultimately once that happens and all the guests slowly realize that the fee is tucked away in there things will normalize. But for now it doesn't feel more transparent, it feels less.

I also think that guests searching and  reviewing our listing and listings in our category will not get a second look because the perceived value is off kilter. This will impact our sales thru AIRBNB in the short term and medium term, in my opinion.

[Joan2709]

@Greystone0 

All good points...

You might have to concentrate your efforts on other platforms and a Direct Booking Site, as I doubt Airbnb will change this. 

I also think this is possibly a way for Airbnb to "push" hosts to use Simplified Pricing instead of the Split Fee to lower the price shown.