Tag Archives: HOSTING

Advice Regarding Cancellations etc.

FYI, sorry to say, we just concluded our run as Airbnb hosts…

and I have these thoughts that you may benefit from as you might say we closed our listing with a 5.0 average rating for almost 100 guests. Not 4.9 or 4.98 or 4.99. We maintained a 5.0 average rating.

If you intend to stay hosting with Airbnb for the long haul, you need to be very aware of cancellations on your part as a host.

Over a two year period, we hosted over 100 groups of guests. That seems like a lot, it sure seemed like a lot to us.

We never cancelled a booked reservation until a few months ago (about 3 months ago as of this writing) when my wife and I struggled with a booking after I accepted it. Cancelling appears to have preceded what we consider a drop off of bookings.

Why did we cancel? There were a few characteristics of this booking that, while the reasons were not obvious to the casual observer, did not fit our ideal guest profile and when the guest exhibited a sense of anxiousness to book on the same day, instead of the next day, and it appeared to go from anxious to urgent – we got even more nervous.

My wife and I struggled with it, but decided that our peace of mind was more important than money and regretfully had to break our glorious streak of non-cancellations.

Rule One: Your peace of mind may not be more important than the income you are losing from big brother’s perspective. If you accept everyone, everyone must come through with that basic denominator – money.

You could say that our two paths (the guest and us) were not going to harmonize as, unlike most landlords, I actually have experienced a domestic violence case that ended up in a the death of the victim – by kitchen knife wound to an artery. Believe me, my wife and I were starting to get some PTSD vibes on this one.

Peace of mind, or no peace of mind, the bottom line is this. If you cancel over 1% of your booked reservations, you become warning sign to Airbnb. If you cancel 2% your pinky gets slapped with non-savory messages that as a 5.0 host, you never see.  If you exceed 3% you may get messages warning you mag be suspended (and goodby revenue stream) and I;m pretty sure it doesn’t matter if you have 6.0 star ratings, if that we even possible.

We had our first cancellation “waived” from the books, but I think it was a little like my first illegal U-Turn ticket when I was a teenager back in 1979, where the judge suspended my punishment. In other words, “we’ll let you go now, but if you do this again, it’ll be like having two strikes against you.”

We never wore the 5.0 rating on the shoulder of our listing’s title, we never changed titles to insert some grotesque word to grab attention (though that may actually work) and were quite proud of our simple, “Sweet, Bright Fresh – Palo Alto home” moniker, but even though we maintained the best reviews and ratings for almost 100 guest reviews (and that’s a lot IMHO) it does not matter as much to the boss. Guests are concerned about ratings, your boss is interested in if you are an open door to the masses because they have the same common denominator.

You can put your heart and soul into your effort to host, but it comes down to money, or the propensity to not host someone, anyone. It’s an easy metric to judge and be subject to consequences. In the end, we actually thought all of our guests no matter who or where they arrived from were pretty cool even the ones that tried to slide by with stretching the rules (just a little) with rare exception.

What we learned is that you have to develop a sense of who will be a high probability good guest of bad guest. The potential problem is this instinct may cause you to want to cancel.

Seems to me that 1% of bookings cancelled, for a privately owned property, even if it is to keep a super-host rating, is a bit harsh. Maybe that’s just me. One can cross the line from being a superhost to a super dud if you suddenly ring up cancellations.

In either case, I understand the value for a big company like Airbnb from a host’s perspective. They do all the leg work to publicize your listing and they handle all the money. It’s a great and convenient set up, and takes certain costs and concerns out of running your own bed and breakfast. However, you are a number and there’s a lot of other hosts and wanna-be hosts who would like to get a piece of the bookings in your area especially Palo Alto.

My simple advice for your long term health as an Airbnb host: Think very carefully before accepting a booking (unless you use Instant Booking then you need to take the risk of having to cancel within 24 hours ‘without penalty’), and if you have to cancel, consider the risk of taking a hit on your revenue stream. Just saying.

Honestly, we had an amazing two year run and have that to be thankful for. It wasn’t a gimme though.

We put in the work and the income really helped our financial above water. Although we were essentially like a freelancer looking at things a week at a time, the almost regular income made it worthwhile.

But with the competition in places like Palo Alto, it helps if you can avoid having to cancel for virtually any reason unless the person is clearly breaking a stated rule, like they reveal they plan to sell tickets nationwide tractor pull at your place or have the biggest damned bachelor party with the most 5 dollar vodka, a vaping competition, and the best multiple cake dancers you’ve ever seen and you do not allow them to rent your home for those purposes.

Regarding our 5 star reviews, we teeter-tottered between 4.8 and 4.9 on Value and that was because eventually we get a guest who wants to show that they can be objective and give us 4 stars on Value. We always take a moment to sigh with those 4 star ratings. Now I know what my last car salesman was pleading with us not to give him anything but 5 stars.

Regarding value in tax-arcana , I’ll say it again, property tax in Palo Alto is a rip-off, but we need to pay a property tax that is larger than most people’s mortgages, hence the higher than average prices which affect the perception of value. I always thought we stayed competitive, not charging more and often charging less than comparable listings of relatively equal quality.

The unsaid negative for long term hosting , for us especially, since we kept very tight control over the condition and cleanliness of our property, is we could never plan to be away for very long, unless it coincided with a long guest stay. If you can get a trusted person to handle the responsibilities of being a co-host, that would also be important to your long term hosting health.

Another unsaid negative is you are at the mercy of the corporate computer that cranks on some algorithm that puts your listing on top or not.

Another unsaid negative is most banks do not consider your BNB income as stable enough to bank their a loan on. Now we know why.

I think if you do this business long enough and if you care a little too much about the safety your own place, it will only take 1 out of 100 to potentially get on a the bad side of the Airbnb programmable intelligence and hurt your superhost rating.

Because our projected revenue stream looked bleak, which helped steer us away from the business, we had to do the unfortunate job of cancelling a couple of future reservations, but because they were still four months out, we hope the guests will find decent stay somewhere else. We made a point of reaching out to them before cancelling. Actually had a nice conversation with one man over the phone.

But having to cancel a total of 3 times….This is how I know about what happens when you have to cancel more than once, but we’re going deep and clearing datum so we don’t expect our rear-ends to be anywhere close to the punitive hand. It no longer matters.

Now pandemics… that’s another topic.

 

Please like, share, comment

CKY

 

Copyright © 2018-2020 Challen YeeAll Rights Reserved.

 

 

Your listing not showing up?

Is your listing not showing up on your handheld or desktop?

Are you not able to find enough listings in the area you are searching?

Possible Solution: Try updating your service’s app.

 

That’s strange, I was thinking,  why is it that the only listing in our area is a place for $1400 per night? That’s not good.   I was unable to see our listing from my cell phone, until after I updated my APP.

So whichever service your use. You can see if that works for you.

 

Please like, share, comment, follow my blog or contact me if you have any questions, or if you’ve got some nice tips.

CKY

 

Copyright © 2018-2020 Challen YeeAll Rights Reserved.

VIRUS THOUGHTS

This is a hot topic nowadays. What happens when people get hyper sensitive about getting contagious airborne diseases.

Whether you are a guest or a host, and especially if you have to get on a plane to or from China, you may have concerns about what kind of precautions to take.

Is it safer to stay in a BNB rather than go to a hotel? It’s possible since a BNB offers more separation between yourself and other travelers. In other words, you don’t have the “cruise ship” syndrome or potential for the “legionnaire disease” when everyone shares the same air space.

How a house is cleaned, or how able it is to be cleaned can be important. Hard surfaces can be more easily disinfected. Washing towels and linen with special disinfectant additives, drying and washing  at highest heat settings and sun drying when possible help with getting the 99.9% kill rate advertised by the manufacturers of such products.

Hard floors are easier to clean and can be mopped with disinfectant additives.

Door Handles, desktops, controls, and certainly table tops, and arm rests, and all bathroom surfaces can be wiped down or cleaned with disinfectant wipes or solutions. We often let a solution “soak” for several minutes on bathroom surfaces and shower stalls.

Additional measures can be using removable upholstery that you can was with the, you got it, disinfectant additives.

Washing your washer with a bleach in the bleach dispenser with hot water can also kill any lingering nasties between washes, followed by an extra rinse cycle to make sure your next load of clothes don’t get burned.

Some people use bleach in a dishwashers but it’s safer to use a cup of white vinegar since at leas it’s edible, whereas bleach is not, with a cup of being soda sprinkled across the bottom of your dishwasher will help kill odors.

HEPA grade filters can be used in your HVAC system.

What are some of your ideas, and perhaps for stories from your travels of hosting in an epidemic situation?

Have you noticed a downturn in travel from your point of view these last couple of weeks since the virus has gotten more attention?

 

Please like, share, comment, follow my blog or contact me if you have any questions, or if you’ve got some nice tips.

CKY

 

Copyright © 2018-2020 Challen YeeAll Rights Reserved.

To Party or not to Party

Have you ever wondered if it was worth lending your house to someone who wanted to have a one-day  “celebration”?

Especially if you do not have built in book-end days before your next potential booking, meaning that you only have a few hours to clean between different bookings, here are 8 reasons why you should NOT book to guests wanting to use your house for their party space:

  1. People just do not care as much about being clean when they don’t have to live there. Especially all the extra guests who don’t plan on staying over night who are not signing an agreement to any house rules. I’m not saying that people are necessarily bad, they just do not have as much at stake to keep things clean.
  2. A party will fill your garbage cans quickly with smelly rotting food mixed with alcohol to smell just like a back alley sewer in San Francisco.
  3. Large amounts of alcohol result in inebriated people who spill liquids, make floors sticky and harder to clean, along with your arm chair, sofa and tables.
  4. Inebriated adults cannot supervise young children.
  5. The responsible adults are policing the inebriated adults, and are not watching their children, or they are watching their children and are not watching the inebriate adults. Hell, they could be inebriated, cause, hosts just want to have fun.
  6. You can attract unwanted attention by creating a parking lot in front of your place.
  7. Especially if you have a no-shoes-in-the-house rule, which one-day guest/host is going to police their one day visitors to take their shoes off as they go in and out of your house wth a tray of food and drinks?
  8. Remember, outdoor shoes carry floor destroying micro and macro matter and have stepped through many public bathrooms. Enough said.

The end result is, even if you charge extra for cleaning, you will have to spend more time cleaning and risk damages that you have to go through the process of proving, not to mention the anxiety wondering if any of this is true.

Please like, share, comment, follow my blog or contact me if you have any questions, or if you’ve got some nice tips.

CKY

 

Copyright © 2018-2019 Challen YeeAll Rights Reserved.

CHECKOUT CHECKLISTS

Hey Friends of BNB!

Here’s something that I’ve been oddly resistant to but it seems more frequent our guests are requesting that I provide them a check list of things to do before checking out.

I guess after about 18 months, I have to wonder how all our guests survived without a checkout list and so I have to wonder.

I would imagine it can be pretty stressful if you don’t know to what standard the host will hold the guests to in terms of the condition of the house. And if you don’t, in some cases, though rarely, people will feel like it’s permissible to leave some greater mess that what we  would expect.

I believe we start each new booking with such a clean house, people naturally (most of the time) obligated to do a decent job of keeping things in order.

So, okay, here’s a draft of some of the things I thought of for our place, maybe it’s help both hosts and guests alike. Your place may be different and may have more or less expectations.

 

GENERAL GUIDE FOR PREPARING THE HOUSE BEFORE CHECKOUT

  • Put garbage in a trash can, but not necessarily in the bins outside (we often use used trash liners in the process of our cleanup). If it’s full, you can take it outside to the bins.
  • Wash Dishes, or rinse off chunks (and empty out into compost bin under sink) and wash in dishwasher using the supplied soap tablet.
  • Cleanup any spills anywhere at anytime.
  • Do not leave towels on floor, leave on the towel racks or the supplied dirty close baskets okay.
  • Do not need to take sheets/linen off beds.
  • Leave any used blankets on the beds (normally stowed in a package in the closets), do not put back in their plastic storage cases.
  • Not necessary to restock food you have eaten.
  • Turn off and unplug coffee makers and hot water pot, blender, and other countertop applicance.
  • Clean top of stove (mainly wipe up spills) but not with anything abrasive.
  • Do not flush garbage down any sink or toilet (toilet is used for only what is normally expected).
  • Do not leave unwrapped food out, especially candy, best to dump out garbage in compost bin outside and best wrapped in a compost bag to reduce chance of attracting pests. Similarly, Seal up used diapers, especially the #2 kind, and put into garbage bin outside.
  • Turn off water faucets, shower, bath
  • Shut garage door, make sure garage door opener is in its wall-mounted location.
  • Turn off heater, air conditioner, microwave, stove top, oven.
  • Turn off lights and shut windows.
  • Shut and lock doors on the way out

 

THANK YOU FOR STAYING AT SWEET, BRIGHT, FRESH

 

Please like, share, comment, follow my blog or contact me if you have any questions, or if you’ve got some nice tips.

CKY

 

Copyright © 2018-2019 Challen YeeAll Rights Reserved.

 

9 Tips for Facing an Unoccupied Month

Have you ever looked at your BNB schedule and see that after your current guest, you have no one booked for the next 30 days. It does give you a sinking feeling, especially if you’re relying on the income to survive.

 

Does your reservation calendar look like an empty beach? (photo of Drake’s Bay, CA north of San Francisco – by Challen)

 

There’s a number of things you can either try or consider since running a BNB you can’t really go out and start rounding up guests passing by with a lasso.

 

Here’s 9 tips, not in any particular order:

  • (1) Update your website or listing with new photos, better photos, or a catchy write up or title. So many listing around her promote Stanford, and if the listing actually resides in or near Stanford, that’s a good boost.

 

  • (2) Try lowering your prices under the next relevant search level. For example, lower them under the next $50 mark (i.e $250, $300, $350, $400, $450, etc). Searchers may be setting upper price limits to narrow down their choices.

 

  • (3)Take some faith in how guests tend to book your listing. Maybe you’ve had a lot of guests book within a week instead of two months ahead (like we’d all like to see that).

 

  • (4) Try “Instant Booking” (Airbnb). What this allows is for greater exposure to your listing as your will show up for both “Instant” and non-instant, instead of just non-instant listings.

 

  • (5) Try removing the extra guest costs if you are using them just to make the cost calculation easier.

 

  • (6) Update you listing to become more friendly to a guest. For example, use a keypad or other self-service mode of entry. This way a business man or woman doesn’t need to call you at 2 am to get a key or wonder if the key is actually in the hideaway place that you wrote.

 

  • (7) Offer something special (like food or other service), make the stay more attractive.

 

  • (8) Keep the darn place clean inside and in good order outside. It doesn’t matter of the guest is staying at a mansion or Motel 6,they want a clean place to stay. No one likes to stay in a beater. Take very positive steps and make amends in the listing and comments to make your listing a non-beater if yov’ve been reviewed as being on the dirty, trashy, or nasty side.

 

  • (9) Treat each guest and inquiry with respect and respond as soon as possible (if not immediately). Remember, you are in the hospitality business, not just a landlord or property manager. In fact, you may be the only ambassador of your town or neighborhood that the guest from another country may ever know.

 

Please like, share, comment, follow my blog or contact me if you have any questions, or if you’ve got some nice tips.

CKY

 

Copyright © 2019 Challen YeeAll Rights Reserved.

 

January 2019 Review

For those who may be considering hosting a BNB, just starting, or thinking about being a guest, here are some insights that you may find helpful. 

A recap of my January 2019 blog posts for PaloAltoBNB. Click on the links to open the article.

Palo Alto: Things to do – Take a Hike

Starting a BNB? 8 Reasons you didn’t think about

How is Instant Booking better?

Sometimes like Grand Central Station

What about shoes and wood floors?

“CORPORATE” COORDINATORS BOOKING FOR OTHERS

Guest Tips: Initial Communication

When can we take a vacation?

Learn by jumping into chaos or “How I got involved in property management”

BNB Value vs Property Tax

Staying Connected with Guests

When Cancellations occur

 

Please like, share, comment, follow my blog or contact me if you have any questions

CKY

 

Copyright © 2019 Challen YeeAll Rights Reserved.

Staying Connected with Guests

Once you’ve got your booking, you’ve established communication with either the guest or travel coordinator for your guests.

As a host or as a guest, you will want to know which is the best way to connect in case there are any questions of concerns. In other words, “How will you communicate when your guests arrive?”

With Airbnb, they use a messenger within their APP that allows convenient and exclusive communication channel. This is the preferred method for all Airbnb host/guest communications.

However, this is not always available, or if you are not an Airbnb or the guests are not an airbnb member. In this case, as a secondary means, a local cell phone number is often used for text messaging or, worst comes to worse, or an situation exists that requires immediate and confirmed communication.

Another variation that I’ve used recently is the text option within the Airbnb APP.

This may be needed when the guest is from a foreign country and their web access may cause problems with their Airbnb APP that’s set up for outside the USA.

My experience using the message-their-private- out-of-the-USA-phone number works very well.

It’s still not quite as nice as keeping everything under one roof but it works well indeed.

Another app that guests like to use is WHATSAPP. because they know my cell number and I am a user of WHATSAPP, sometimes I’ll get an unexpected communication through this secure means.

The moral of the story is, before a guest arrives, it’s nice to work out these issues if you suspect there will be any problems. The worse thing is if they cannot enter the house AND they cannot contact you. (knock on wood!).

Please like, share, comment, follow my blog or contact me if you have any questions

CKY

 

Copyright © 2019 Challen YeeAll Rights Reserved.

 

When can we take a vacation?

Hard to imagine that my wife and I have joined the ranks of becoming a mom and pop operation. Wasn’t that a thing of the past? Ma and Pa Kettle (for those of you who remember) LOL

In either case, one of a few of the ongoing concerns my wife and I have with running and hosting a BNB is:

When can we take a vacation?

One of the classic tourist spots. Venice 1989 (photo by Challen)

 

I know there’s several hosts or property managers who run several listings as their business model. We can only imagine running one.  I know hosts are encouraged to find partners to co-host, but we haven’t gotten there yet, though we have friends who host their own listings.

While it’s nice to have some of the unique advantages of running BNB that I’ve written about before (8 Reasons), it could get overwhelming multiplying that by 2x or more. Moreover, the inherent uncertainty of keeping the vacancies low can be a burden if you really need the income to pay all the bills. If you do happen to have more than one rental, having one on a lease would certainly help reduce the uncertainty in the traditional way.

Aside from the fact that our listing is bringing in needed income in a place like Silicon Valley, one of the most expensively taxed places in the world, especially in Palo Alto (many people need the extra income just to pay their property taxes, much less the mortgage) the thought actually occurs to us that it is hard to let others run your business for you.

First of all, we’re not aware of too many people who would like to jump in an help us run our business and if they did, we’re wouldn’t be so confident they would take the same level of care an responsibility of the business, for each guest and for the care of the house. We’d have to hand pick some people who are willing to jump in an help on occasion.

I realize there’s a certain amount of ego involved, and I haven’t reached the obligatory point of dire necessity yet, but it’s also really is a nice thing to receive a positive feedback from others on a regular basis and that helps make our listing attractive when new guests can be encouraged by good reviews on our listing.

The Airbnb system that allows for publicly presented positive feedback. It’s one of the attractions I also discovered from my two-month experience being a LYFT driver – if you are good, people let you know, you can feed on that and new customers can make more of an informed choice.

I apologize to all the truly great property managers out there, but when you’ve created a baby, it’s hard to let others take control.

We’ll see, we haven’t figured out how we’re going to afford and take off to see rabbits in Japan, take the kids to D.C., or even visit friends near Seattle or Denver, Italy, or wherever?

When you’re a host, your cell phone is never off. Can you imagine flying across the ocean without being able to field your messages from guests? Yeh, gotta fix this problem….

The first thing to do is start compiling  a list of people you know who may want to learn and who you think would be good at being a co-host.

I’ll let you know how things go…

 

 

Please like, share, comment, follow my blog or contact me if you have any questions

CKY

 

Copyright © 2019 Challen YeeAll Rights Reserved.