updated offsite payment and fee policy

[Cozy-Nests0]

Hi!

Wondering if anyone else who has a listing in an HOA that charges fees that change per booking knows what to do about this new updated policy. Our HOA charges per vehicle, and per guest but it depends on their age , how long they are staying and what time of year it is ( peak or off-peak).  These charges are of course, in our listing as well as our first message to the booker in case they missed in the listing and we charge it in additional fees once we know the information. For example, it's $20 per vehicle, peak season it's $8.00 per guest, per night, unless they are under 6 years old then it's less. All this to say, this is a changing fee and we are not sure how to now charge for this because it's not something we can build in our nightly rates since it's a changing fee each booking. Any help would be appreciated! 

[Chad548]

You need to clearly spell it out in your listing that these fees will be charged at the end of the stay.  I would even make sure you send some kind of automated message once a inquiry or booking is made so you have it in your message thread with the guest.

At the end of the stay you are supposed to send a "bill" for the fees through the resolution center to the guest to pay.  If they don't Airbnb's Aircover program will cover it supposedly.

Not sure why you don't include it in your rates, You can adjust per season and adjust cost per guest.  Base rate is $100 a night, 1 additional guest is +$8 in the extra guest fee etc.

[Elisa]

Hi @Chad548 😊, 

Thank you for helping this host!

Your comment made me curious , do you charge any additional fees for additional amenities? How do you communicate them with guests? Do you follow a particular strategy?

Warm regards 🌻,

[Cozy-Nests0]

Chad,

Thanks for your response, it's all very clearly explained in our listing and in our first message after they book. We can't include something that changes for each booking in our rates. For example, one house is permitted for 12 guests, if some of those guests are under 6 years old  our community's fees are less than if they are over 6 years old , it's $8.50 per guest per night for over 6. Also the number of cars they bring can also change based on the amount of people and the community charges $20 per car. I'm not sure you understood my question which is why you respond that you aren't sure why I don't inculde it in my rates, I simply can't include something in rates that changes with every single booking, hope that clears it up for you. 

[Chad548]

See my post below. You can in fact include the resort fee and you can include the $20 car parking fee both in additional fees.

Then offer additional parking for a 2nd or 3rd car as an after the fact add-on through the resolution center.

If guests start complaining that add on fees aren't being included in your listing you just risk potentially being delisted by Airbnb.  You may have to average the numbers like you do on supplies and include it in your listing amount.

It's pretty straight forward, If the fee is not optional and the host is not paying for it as part of the base rate, then it needs to be on the additional charges. Airbnb wants no big bill after the fact for guests.

[Elisa]

Hi @Cozy-Nests0 😊, 

Thank you for asking this question here!

Did our host help you better understand the situation? Do you need more help with this?

Warm regards 🌻,

[Cozy-Nests0]

Hi Elisa,

I am the host of 3 properties that are having  this issue with the community fees with this new policy coming in May. I called support, they are also unclear on what I should do.

[Elisa]

Hi @Cozy-Nests0 😊, 

thank you so much for letting me know!

I'm also mentioning other experienced hosts to see if they know anything about this:@Joan2709, @Guy991, @Tara0 and @Shelley159 .

Warm regards 🌻,

[Chad548 · Accepted solution]

Is it the name of the fee that is confusing you? The new rules are pretty clear.

1. Mandatory fees that guests need to pay, such as utilities, pet fees, and resort fees, must be included in the nightly price or “Additional Charges” in your calendar’s price settings. Any mandatory fees not included in a listing’s total price at checkout are no longer allowed.
2. Optional add-ons, like paid parking, can be offered to guests but must be stated in listing description or house rules and processed through the Resolution Center.

   Both of your fees seemed to be covered by these 2 statements.  It will be a bit more work for you if you have to make seasonal adjustments, but you may just want to pick a value and apply it across the board.
   
   If the fee waivers from $4 in off season to $8  peak season, and you are most busy in peak season just set it year around at $6 or $7 per person.  And then I would also analyze how many under 6 guests you typically get and if not many just charge the fee for each person, regardless of age. I know you are trying to be fair to all, but the fee cut offs vary from Airbnb's age classifications so it will be impossible to manage.
   
   You can set additional fees to be charged as follows -
        -$ per stay

        -$ per guest
        -% of stay

        -$ per night

        -$ per night, per guest
   
   Same would go for parking. Do guests have any other option to park for free? Do any guests ever show up and not pay for parking now?  This will be easier to adjust if it changes.  I would just use the Community fee category under additional fees if everyone uses it typically and cal it out in your listing that is what it is.
   
   For me if the under age 6 resort fee and someone not parking are rare, I would just include the fees for everyone.  A guest that brings it up as an issue, you can always send them money back through the resolution center with no dispute.  Requesting money is always an approval.
   
   I guess if you are worried about the competition in setting your fees, just realize they  have to make the same decisions.  And if they are mandatory fees you are trying to collect after the fact, then Airbnb may deny your request if not originally included, especially if a guest claims they didn't know about it after the fact and gets Airbnb involved.
   
   Best of luck.