Things I Wish I Had Known When I Started....

[Laura2592]

Hi new hosts (and seasoned hosts)! Just wanted to share some things I wished I had known before I first started my ABB adventure. Hopefully others will chime in as well!

- Guests don't (always) love my cottage as much as I do. Sad but true. I am a little gaga over my space and about half of the guests really seem to get that same feeling of magic that I do. But some don't. A good proportion, actually. And as such they might complain about things I think are charming features, or treat it like a hotel with daily maid service (which it doesn't have.) I have learned not to take this personally but sometimes it still burns a bit. 

- There is no security deposit. We have one listed but its really up to the guest to agree to pay if and when you try to collect. Otherwise ABB will arbitrate and more often than not, hosts are left holding the bag.  I think its more a psychological deterrent than anything. Don't rely on it.

-You will really have to solve most issues yourself. Honestly. This is a great platform to get your listing noticed on, but the back up support is spotty at best. You will be much better served if you have a plan for solving any problems up front. Know what you will do if a guest shows up with extra people, if your neighbors report a party, if things go missing from your space, etc.  It might even help to outline some basic policies for yourself on how you will handle these situations. Stick to them. Don't be intimidated and don't wait for a return call from your "case manager."  Use the forums to get information and ideas.

-Pay attention to red flags. Most problems can be avoided before the space is booked or shortly thereafter. Guests who ask for a lot of exceptions or have not read the listing in any way will be an issue. Don't let them book in the first place. The person who wants something very different than you offer may not be a bad guest, just a bad fit for you. Same with bargain hunters. Don't try to be all things to all people. Offer what you can offer and don't stress when someone isn't a fit. You want people who have great experiences, not people who will make you bend over backwards and still give a so so review. 

- Price well and don't listen to ABB pricing suggestions. Don't price too low. This attracts people who will not be the best caliber of guest. If your space costs less than a Starbucks coffee and McDonald's meal per person, it does not cost enough. Don't expect that people will leave it clean or be respectful of rules. ABB suggests you price much lower than most markets. Ignore this. 

-"Clean" means different things to different people. Some people will freak if they see an insect, even in the summer in the woods when they leave the doors open. Some people will check for dust under beds and on the tops of picture frames, on ceiling fan blades, etc.  Some travel with a black light. Some won't care much at all. Clean for the pickiest person you can imagine because they are out there. 

-Your first few guests will likely be the most difficult. There are a few reasons for this. You don't have a base line to compare things to, and some guests target new hosts to pull nonsense. Be extra careful with stays over 30 days for the first several bookings. It may seem like a great pay out, but you might accidentally become a landlord with a squatter and no lease. And you might not get paid for the whole thing if the guest complains or leaves and ABB can't collect (though your calendar may still be blocked.) 

- Don't accept last minute or one night requests. There are exceptions to the one night thing-- if your space is close to an airport, train station etc. But in general, last minute or very short stay guests are the folks who don't plan well and cause issues. Parties, porn shoots and all kinds of craziness can be wrapped up in these sorts of stays. 

-Don't cancel guests if you can help it. Ask ABB to do it (you get one freebie a year) or the guest to withdraw. If you cancel you forfeit the possibility of being a Superhost.

-Guests hate cleaning fees, so roll your costs into your nightly stay but still charge a nominal fee. If you charge nothing, guests often treat the space more like a hotel despite any rules (towels on the floor,  mess everywhere.) Charging a bit ($20-$50) sends the message that someone is going to pick up after them that needs to be paid, but its not so much that the guest is railing over "hidden fees." Our cleaners cost much more than our fee, but guests feel like its fair enough. 

-Expect that this will be more work than you anticipate. Its NOT a get rich quick scheme! There is a lot of emotional. physical and financial labor that goes into hosting.  It can be rewarding, but its work. Do not underestimate just how much work 🙂

[Cindy1220]

Haha I just listed and received a similar inquiry. I was inclined to accept but I didn’t. (Dc is a very “tenant” friendly renters market) so I’m keeping my fingers crossed it all goes well with other short term renters. Goodluck!

[Rhonda323]

Hi I am brand new I went and bought everything for this beautiful Kaseeta I have however a young lady requested for today at 10 she didn’t show up text or call it is not for her it is for her father she said does this make me look bad with Airbnb to cancel and receive the payment

[Elaine701]

Agreed. Well put, clear, easy to understand. 

Somebody should make this a sticky at the top of the "new to hosting" thread. New hosts need to read this. 

[Laura2592]

@Elaine701 aw thanks! Feel free to add your insights too. 

[Stephanie]

@Elaine701  I put it on the featured discussions on the right hand side of the board already ❤️

[Rhonda323]

Please I need help the girl requested for my Kaseeta today at 10 AM no-show no call and it’s not for her know it’s for her father I feel this is a red flag also what is level one

[Laurelle3]

@Laura2592 thanks for the information a lot of thought has gone into the tips.

Regarding the cleaning fee, I tell my guests when showing them through my cottage I tell them that i dont charge a fee as I am the cleaner so please help me by leaving it tidy, otherwise I will have to start charging. Most times you wouldn't know that someone has stayed and I thank them in their reveiw.

Your words that their is a lot of emotional and physical and financial effort you put into hosting but that it is rewarding meeting people and you know that they have enjoyed their stay.  

[Helen744]

@Helen 744 Seriously Laurelle, you are leaving money on the table . It does not really matter if it looks like no one has been there becuase they have. Linen must be changed and washed products bought and every surface disinfected and products and linen replaced quick smari charge a cleaning fee and an extra guest fee because extra guests mean extra work . My guests mostly leave the house in an okay state except for those who try to drag the linen around the house or off the beds.I tell then to not remove the linen and to leave towels in the basket in the bathroom or hanging up.sometimes they leave dirty dishes in the dish washer but rarely do they leave dishes . mostly they take the rubbish to the outside bins Recycling is my bug bear as I like to have the plastic rings cut off to prevent animal deaths but some days it is just as easy to fling it all in one bin . We have a separate glass recycle bin and a bin marked ."Put it in here if you think it should be recycled. Going thru the bins sorting rubbish is my least liked job but thats what we get paid for . I always like to have empty outside bins for guests washed out because I think that looking at someone elses rubbish does not make for happiness.Charge for your work and time Laurelle . Dont wait for the lawnmower or the washing machine to break. All the best

[Jo620]

I charge £5 for my cleaning fee . This covers me for my costs of supplies.

[Carol6408]

I've hosted for YEARS on various sites and situations.  (I hosted before the internet was public.)

Recently, I had a guest that was VERY QUIET and I got scared he was 'in there DEAD'.

I NOW am asking for emergency contact information so I don't have to jump through hoops if someone 'wakes up dead'.

A simple name and phone number is all I need but it removes the stress.

[Lawrene0]

"Clean for the pickiest person you can imagine"

Yes! The aunt who had chairs on which children were not allowed to sit is my imaginary next guest. She would never set foot, etc., but I'm ready for her!

Great list, @Laura2592 ! 

[Jennifer2682]

Lol, I always clean as if my next guests might be my ex-husband AND his parents!  🙂  

[Olga984]

funny but works!

[J-Renato0]

Helpful and thoughtful post! Great value to new hosts! Congrats @Laura2592 !

The only topic I think somewhat controvertial is the one about the cleaning fee. I charge it to cover the costs of each guest shifting. I think that, if a guest do not understand or accept it, the guest is not a good guest! 😊 It can be seem as a kind of yellow flag!

Why someone should think that I have a volunteer that charges nothing to clean the apartment and wash towels and linens!? 😊

[Laura2592]

@J-Renato0I agree. I charge one as well but don't list the entire amount. Our cleaner charges $100 and we have our cleaning fee at $30. The rest is folded into the nightly stay costs. We have experimented with this and found that if we charged nothing at all, guests left the place much messier.

Some people have posted that they will never book a place with a cleaning fee. So be it. They would not be a match for us. Others would absolutely balk at $100 or more added to the overall stay. So we have it artificially low as a place holder to show guests that yes, we have maid service but if we put the entire cost in the fee people would also complain. We have not had anyone say at $30 its too high. Not yet!