What we've learned during our first 3 months of hosting

[Jody79]

We've definitely had a learning curve in the three months we've now been hosting.  This is what we've learned so far.

--We've learned to ignore the suggested rate that Airbnb continuously tries to push.  We've found this gets you the least desirable guests that just flat out ignore your house rules. (Airbnb's suggested rate for our place has been as low as $36/night)

--We've learned that guests will try to get around your 'no parties or events' rule by having a 'gathering' instead.  We've added a rule stating that 'gatherings' are also not allowed.  We've also increased our minimum night stay from 1 to 2 nights.  In our first month we had 4 one night stays.  Three of these were 'gatherings' (ie parties).

--We've learned to be very skeptical of local guests, the only bad experiences we've had so far have been from locals looking for a place to party.

--People will blatantly disregard your house rules.  Even when you send them your house rules as part of your welcome message, you will get some guests that will just outright ignore them.  We are still trying to figure out how best to prevent this.

--We've learned that the hosting community is well worth spending some time in, even if you don't post much.  There is a wealth of information and ideas from other hosts.

--We've learned that if you want to block some days so your place is available for when family or friends visit think in nights not days.  We recently had a booking with the checkout date on a day that my father is coming into town.  I had that day blocked.  After calling Airbnb to ask how this occurred, I learned that they go by nights, not days.  So, lesson learned, make sure you block the day before your family/friends arrive if you don't want someone checking out the same day.

--We've learned to call Airbnb if we have questions or concerns.  Although we've only called them twice so far, both times they have been helpful.

As we've only been in this for three months now, I'm sure the learning curve is not yet over.  We are making adjustments with each lesson we learn.  We are trying to make our Airbnb a great experience for our guests, and at the same time attract guests that will respect our place and house rules.

[Everton11]

Thank you for the post.  I think you have summarized several of the important key learnings for any host in the first few months.  

[Cynthia469]

Yes! Excellent advice!! the minimum price Air BNB pushes will only attract homeless people!! Seriously, lesson learned. This was our first guest. A homeless and completely dishonest person who booked for 1 and brought along 8 other people. If/when a damage occurs, do you think this broke person will give a rip when you send them an invoice? Nope. 

Really... what good can come from a local booking your place? There is a chance they are just waiting for the closing date on their home..... but in our case - when a local booked our home, it was because they were homeless. And they got an entire house with unlimited utilities, laundry, delux coffee bar, and a pool for $88/night! WOw what a steal. I sure am kicking myself. I was cleaned out of EVERYTHING. Large pump of Starbucks syrup. Every stocked roll of toilet paper, laundry detergent. Hand soap - not just empty, dispensers gone! Extra blankets - bye bye. Every sugar packet, tea bag, hot chocolate mix. Packed to go! Even the poo-pouri bathroom spray is off back-packing somewhere through Northern Florida now!

This was a GREAT learning experience. Glad it happened to be my first guest actually as it gave me a chance to completely revamp the way I do business in the future. No more instant bookings if guest doesn't have good reviews. Laminated note at the coffee bar, "Provided as a courtesy for all guests to enjoy, please do not pack remaining items to-go at the end of your stay." Price per night upped by $10 and now requiring a security deposit. Now letting guests know we will be welcoming them upon their arrival. I may have to up my cleaning fee in the future as $80 was not enough for 2 days of cleaning/deodorizing/scraping hot pocket explosion from the microwave.  

I'm sure I'll learn more along the way!!

[Jody79]

Wow!  If I had them for my first guests I don't know that I'd keep hosting!  Fortunately our very first guests were a wonderful family.  We did have the guests from one of the 'gatherings' take all of our amenities too, including the first aid kit!  Fortunately it was only the amenities and not all the blankets, pillows, etc.

[Pixie-And-Richard0]

Cynthia,  You are spot on with all that you have learned.  I have been at this  for about 18 months.  All of the above has come up, if not with me, it has with fellow hosts here in Memphis. (I am a member of a facebook page of local hosts.  It is mos beneficial to be able to share locally about all the possilbe issues.  As for locals, I haven't had problems because we only have one private room/bath.

As for how to prevent lack of reading your conditions and rules...we greet every guest.  That may not be feasible, but it gives the opportunity to go over the rules, etc.  And, I couldn't agree more about the pricing and your reasoning for not changing it!  We ask a bit more than places around us.  But, we get great people who respect and appreciate our space. There is a lot to be said for that! Airbnb is nuts if they think I'll lower my prices to $36, which they frequently do.

Sounds like you are doing fine with your new venture.  Don't get discouraged.  Keep the line to Airbnb Customer service open.  For the most part, they are quite helpful.

[Kimyatta0]

Thank you so much. This has helped

[Leo192]

@Jody79 , Nice post and thanks for sharing.  Your space is wonderful and it seems like you created a perfect ABB set-up.  I'm sure you will do well.  I can relate to your list since I've only been hosting for about 5 months now.  But the learning continues...

- I’ve learned NOT to always follow ABB Smart Pricing or Price Tips.

- I've learned raising my rates has gotten me quality + respectful guests.

-I’ve learned some (most?) guests don't really give a ---- about House Rules.  I found a great way to get them engaged in my house rules without reading too much.

-I’ve learned there’s always a "surprised" in EVERY GUEST - they could be enlightening & funny.  (So far nothing bad... yet)

- I've learned guests just loves FREE SNACKS+GOODIES.  But so far most haven't taken advantage of it.

- I’ve learned that installing a few security cameras around the property took out a lot of stress as a host.

- I’ve learned some guests don't like using messaging on the ABB site.  So texting or using their personal email addresses is the best way of communicating with them espcially before checking-in.

For the most part my hosting experience has been going well.  But I have to say on top of my above list I had to adjust my expectations a lot as a host.  Since this is more like a business run gig for me I had to learn to LET GO of some of the unpleasantness that can take placed while hosting.

 - Learning to LET GO that some guests may not be the best in communicating before check-in then turns out to be wonderful guests.

- I’m learning to LET GO that guest(s) may prefer to have minimal or NO nteraction with the Host.  This includes checking-out without saying good-bye.

- Learning to LET GO that some guests just won’t conserved energy during their stay.  Arrghh!

- Learning to LET GO that some guests may not read nor follow the house rules.  I mean, the word “RULES” while vacationing just doesn’t seem appealing.  Hmm, there's gotta be a better word I can used.

- Learning to LET GO that some guests may try to sneak in a friend or two.  But thanks to my new security cameras that can be put to used if it becomes an issue.

[Jody79]

We are actually talking about getting a couple of security cameras around the outside of the house and in the cubby where the entrance is.  We also make sure guests are aware of the rules prior to arriving.  Part of our welcome message is sending the house rules.  Unfortunately some break them anyway even after acknowledging them.  Our last guests we had to ask twice to stop smoking in our house.  TWICE!  I'm now in the process of trying to get the smoke smell out.  Any ideas I'm open to them!  I've washed all the blankets, comforters, pillows, etc.  Wiping down all the walls, furniture, etc and I can still smell it!  Just bought a can of fabreeze on my way home, hoping that will help.  Of all our rules, the no smoking one is the biggest one for me.  We are now going to get some 'no smoking' signs to put in the apartment.

[G--David0]

Hello Jody, To get the smoke out of the walls wipe them down with a mixture of Spic n Span and vinegar.  Works miracles.   Peace,  Dr. D.  

[Jody79]

Thank you David! I will definitely try that!

[Jim-and-Marcia0]

@Jody79  About human nature, smokers. smoking, documentaion, and clean up...

1. Human Nature - people will hear what they want to hear, see what they want to see, to fit their reality. So you need to be explicitly clear on your listing  about what is important to you. Note what is prohibited in at least two places on your listing.

2. Smokers - they become acustomed to their habit/addiction and often become desenitized as to how it affects others.

3. Smoking - make a No Smoking Policy and communicate it clearly, both on your listing and in the orientaion book at your property. If you need to, post it on a sign.

I saw "No smoking marijuana anywhere on the premises, inside or out." on your listing. That could mislead a guest to think tobacco is not included, change that. We simply state

"SMOKING- Absolutely no smoking or vaping (of any kind) on the premises, inside or out."

4. Documentation - photograph the evidence, pickup cigarette butts, count, and report what you found to the guests via the Airbnb message thread so it is documented and Airbnb host support can see it if necessary.

5. Cleanup -For dispelling tobacco smoke odor, white vinegar is the best cleaning agent. Launder washable fabrics first with your detergent to rid of dirt and grime, then again in water with a cup or two of white vinegar to get rid of the smoke odor. Also, use a half/half mixure of water/white vinegar and wipe down all hard surfaces in your place.  If it's really bad, use full strengh.   Put bowls of full strength white vinegar is the closets and corners of all rooms, and next to fabrics that are not easy to wash (like curtains, couches, and mattresses) this will neutralize the smell. Change the air filter in your furnace. Air out the house between guests. You need to get rid of the smell, not just cover it up. Vinegar deneutralizes tobacco smoke odor and many other odors too.  Air freshners and scented candles just cover it up.  They may mask smells, but are a poor choice because many guests are sensitive to those.products and their masking effect doesn't last.

[Jody79]

We've since put a very clear 'no smoking' sign on the entrance door at eye level.  The reason we have the no smoking marijuana rule is becuase we had a group of guests smoking it smelling up not only our house but the whole area around our house.  We will be getting more no smoking signs to put inside the apartment as well, more clever ones such as "if you're smoking you better be on fire" kind of ones.  Since I'm learning from these forums that most guests don't read the description or rules when booking and only look at the pictures, we are going to include a close-up of one of these signs as one of the photos.

[Claudia129]

Hi Jody,

I have found that the best method to remove odors from the air is using a good quality air filtration machine that uses an ionizer. It can clear the air in a few hours.  I use AirDoctor. 

[Donna559]

Thank you for the info I’m new and learning as much as I can. 

[Cliff25]

Hi Jody 

Thanks for sharring this Post and I will definatly ead more ..!

I am also new to Hosting and find it difficult to get answers to my questions from the site 

Can someone help me with the Phone # i can use to contact Airbnb for Canada?

Thanks everyone

Cliff 

[Jody79]

Hi Cliff,

The number I've called to contact Airbnb is 855-424-7262, it's a toll free number, so I'm assuming it would also be good for Canada as well.