How to Keep OUT Unwanted Airbnb Guests!!

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hello youtube this is richard founder of short-term rental secrets calm and Airbnb super host today I'm answering the question that one subscriber asked and it's a really good one I think it's on many people's minds which is new to hosting how do I keep people that I don't want in my home out of my home so let me first just go on the record with a little disclaimer like I can't control who you accept into your property no matter what tips I give you you know this is life like bad things may happen so just realize that I'm trying to share with you the things that I've learned but I'm still learning and I get fooled sometimes and in fact I filmed a video where I had a bad episode so you should watch that one and you know hopefully we all learn and if you have experience or comments leave them so that we all benefit so jumping right into it I've said this many times and it bears repeating now you want to be really really transparent with your listing and the photos both the good and the bad and what you want to try and dissuade is a really obvious things like if you don't allow parties or you don't allow smoking or you don't want loud music after 10 or whatever it is that's important to you just detail it many times it's okay you don't want those people staying there so discourage them from staying there but the other thing that's really important in your photos and in your description are things that may be less obvious to you like I get asked all the time for one of my properties that have stairs is this okay for my stroller and my two-year-old or are there stairs that might be dangerous for a toddler these are people that even though they pay just as well they're not going to throw a party the last thing you want is any liability with god forbid a human accident or incident so you want to be really clear about the stairs and how many stairs and the flights and the color and uneven grate or you're going up a little hill whatever it is because if that's a challenge for somebody then they should be aware of it before they get there before they trip and they fall and you have a real problem on your hands the other thing that I encourage you to do is spend a minute trying to learn a little bit more about your guests so take a look at their profile how long have they been on Airbnb how many reviews do they have what do other hosts say about them and to the extent that they don't have any reviews feel free to go back and forth with them a couple of times and ask that will help you gauge such as what brings you to XYZ region and who are you traveling with and what's the purpose oh and have you been here before just open-ended questions see how they respond there's no right answer but you'll get a feel for whether these are people that you want staying with you and in your home or whether they're you know maybe a little bit shady or you don't feel like they're telling you to quite the truth and then ultimately you're going to have to make a decision based on your gut your gut is always right oftentimes where I have had problems and I don't mean problems like parties are destroying my place I just mean like guests that are really challenging or they're not happy instead of just complaining I don't want to do that I just I can tell you right now that my friends on a Ledge smile and I'm I don't think we're any comfortable here and I want to figure out a solution that's going to be okay for you and okay for me they're very demanding when I go back and I look at sort of the questions that they were asking I could have guessed that they would have been challenging only there was nothing that told me don't book them or you have availability take the money but in retrospect when I go back and I analyze it it's like well who asked about that and why would they have asked about it and sort of a little bit of a antenna went off and said they might be better suited for a hotel and in the cases where I've had actual bad experiences and there's videos on it it's always been a same-day booking right and and you know if you have availability and somebody's willing to pay it's really compelling to take that money because it's going to go vacant otherwise but in my experience it's a little bit Shady why would somebody not have a reservation and be traveling to your city or your vacation home let's have a really compelling story about you know what happened to their other plans chances are they're up to something that's no good they don't want to do it in their own home so they'd rather pay you you know a couple hundred dollars and use your home so I really at this point shy away from that another tip that's not quite as important but it always strikes me as a little bit weird are the people that are trying to transact off of Airbnb or home away so if somebody says hey call me and here's my number here's a website or do whatever that's sort of counter to the whole community that I'm a part of and proud to be a part of and I take seriously and while I don't love paying fees I'm happy to pay fees Airbnb provides a great service for me and so people that are trying to skirt the system it's a little bit indicative of me that they might kind of skirt my rules or break my rules too and so I don't know that I would deny people but when I get that sense and it's too strong I do in fact listen to my gut and reject them I hope you found this helpful if you have additional tips or information that you want to share with the community please do so like that's one of the great things about this channel in the comment section we can all learn from one another so what do you do what has been helpful what tips do you have for others the more that we engage the more we're going to learn mutually and we're all going to grow so go ahead and like the video leave your comments and feedback if you haven't subscribed what are you waiting for subscribe now until then happy

Ten Things You Need To Know To Run Your Airbnb Business In 2018

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today I'm going to teach you the ten most important things that you need to know about in order to run an Airbnb business in 2010 18 all right welcome back here bébé family so today I'm in one of my 8 new Dallas properties that I've been working on they're still not done yet but these bed frames come tomorrow so we're good to go and with that said I've realized with this extra reflective time I have waiting on things from Amazon that over the four years that I've done this I've seen some key changes on Airbnb and I've learned some hard lessons and you have the benefit learning from me so I'm gonna give you ten things that aren't talked about as much as they should be things you need to know in order to run your Airbnb business so let's get to it and number one is LLC's as all of you have heard me say many times before you need to have an LLC to have a proper letter being the business this gives you options and there's a few things one if you do rental arbitrage like me there's buildings that won't let you do an Airbnb style business because it is technically subletting if you have a regular residential lease so you need to have an LLC so you can have corporate leases that's important to if you ever want to sell your business you need to have everything in a portfolio in something that can be sold you can't have everything assigned to your social security number that just doesn't work out so put an LLC into play and put everything in your portfolio rent or owned properties everything into that LLC so that way you can sell it later if you want to keep your homes but sell your Airbnb business and rent out to the new buyer then you can just put of course your LLC contracts to manage they are vini properties like the leases and the leases sign to your own LLC and that's how you separate the home you own from your Airbnb business if you want to do that third LLC's protect you from liability somebody wants to sue your company they sue your company they cannot just sue you there's something you want to learn called it's a phrase called piercing the veil it's something that they'll do in court if they want to sue you and get through your LLC and that is really based on how you treat your company and how you behave as a business owner so do this right and you won't have to worry about any issues so number two so number two is about the settings on Airbnb and the custom pricing settings many of you have asked me about this already there are ways to set up like two ninth or three and I four-night discounts not just weekly or monthly but in order to have access to this you need to have at least five active published properties on Airbnb okay so to get around this if you only have one property what I want you to do is I want you to make five properties I want you to publish all of them and I want you to snooze four of them so you have five published active listings and you snooze for after you get that what would it be the extra discount feature in your pricing settings and then hopefully by snoozing them get it keep it and you just snooze your other four listings indefinitely that'll solve your problem so number three so this is also about a setting it's about your cancellation policies so you can have either flexible moderate or strict on instant book but there are extra strictness settings they're super strict thirty is super strict sixty which is where people don't get refunds it's like within sixty days this is reserved for non instant book properties and the reason why I think everybody has this is some luxury properties that you do extra screening on like mansions and stuff like that if so many books far in advance holds on to the listing for you know 45 days out and then cancels on you a luxury property is a hard time getting booked in a short window most people plan far far ahead for stuff like that so that's why Airbnb has a super strict 60 is to protect large or luxury properties from having these problems with turnover so use it if you have super big properties that nobody else has then turn off instant book and say you're super strict this is 60 you won't regret it so number four speaking of strictness settings if you want to be listed in the work collection let's say you have a bunch of Studios in one bedrooms near convention centers you have to have your strictness setting for your cancellation policy set to moderate it cannot be on strict sorry guys but it might be worth the trade-off depending on where your listing is maybe set your strictness down to moderate you might get an extra benefit from being in a collection you still have to be super hosts but you get the point so number five Airbnb is API which is basically a fancy word for the way software communicates with other software if only attaches let's say like that with other software through the admin account and here's what I mean let's say you use an automation software like tokete dusty wheelhouse something like that if any of them advertise like instant communication which is not the iCal export and import but an instant two-way communication with Airbnb if you want to link your account to that software you cannot use a co-host account okay so if you're a co-host or if you've made a coalesced account like we do we make multiple co-host accounts to manage your properties and the admin account is only to manage the money and resolutions if you do that like we do you have to make sure that you link the admin account with the automation channel management software okay so if your co-host you want to put this in your contracts with your clients that if they want to use a channel manager to manage multiple channels they have to do this and then give you access to the channel manager got it okay that brings us to number 6 so like we just said admin accounts get special things that other accounts don't get and one big one is resolutions only the admin account can issue refunds or request money so if you have an automated business through primary co-hosts and secondary co-hosts you're still gonna have to get on your own account if you want to request money this means that you still have to be available to your business and don't overlook this thing is if you don't accept or decline resolutions and you just let time go by that guests can call after 72 hours and then they can win a resolution because you were silent so don't forget this and don't let it pass you by number 7 super host status has changed as of April 1st it's no longer what it used to be there were these assessment periods and they'd look at your last six months and say oK you've got a lot of five-star ratings you didn't cancel on any guests etc well they've changed this they still do assessments based on cancellations over the last period of time but instead of this five star over six months period of time they're doing a lifetime tracking now so you have to have a 4.8 star average over the lifetime of your account so what I recommend for you is if you have too many reviews like say 500 plus and you are under 4.7 like if you're a 4.6 4.5 on which is you know sad I'm sorry that's your that's your account sorry to hear that you're going to erase that account what you're gonna do first is set up a new account make new Airbnb profiles for all of your listings get that thing ready do an iCal link so that way you import all of your current bookings and then I want you to shut down your old account and start using your new one but also only do this if you're finally getting five-star reviews I need you to fix your review problems whatever's causing under five star ratings you need to make sure you fix that first then make your new account and start on the right foot if you want to be super oast you're going to have to do this you will never reach super house if you have over a thousand reviews and your review settings like if you review average is four point five you will need over like two thousand five hundred five star reviews only to get over four point eight there's no other way and that seems unrealistic okay so number eight super hosts also gets something else they get an SEO boost so there's two ways that you can get an SEO boost on Airbnb aside from of course changing your listing and making it happen so if your listings brand-new you'll get an SEO boost for the first three months which helps you keep up with other established listings and that's why they do it but now after your super host you get an SEO boost – I can't tell you how dramatic that boost is but it still counts so every little bit counts with SEO guys don't overlook that it could be important and really mean hundreds of dollars for your business per month or listing maybe so number nine there are actually coupons for desks hiding in your account okay let me explain so go to your calendar on the desktop or go to your calendar icon at the bottom of your app okay so once you're on it it's phones on take a look get getting your app and take a look so log in click on the calendar icon at the bottom and you're gonna notice you you know you're gonna have on the left and right swipe you can see all of your calendars and then of course your check-ins and check-out well above that you should see a section that says we have ideas for you you know actually this might be in the progress section of your app and I'm sorry I'm using my phone to help me with this video so I'm not gonna look so on your app you'll see either in the calendar or the progress section at the top it'll have a left and right swipe words as ideas for your booking click on those and you're going to notice that some of them say offer 11% or offer 15% off these couple of dates the 18th through 20th if you do that it'll actually make a coupon the same exact style coupon that you get when you're a new property ok that coupon will increase people's action when they click on your listing and use your listing no increased likelihood that they will act you can always raise your rates a little bit for those days too to offset how steep the discount was because you don't get to choose what percent discount they'll give you a coupon offer and you're stuck with it ok now if you're on a desktop this is the easier way to find it get on your desktop go to your calendar for your listing so go to one listing manage the listing calendar for that one listing and on the right side on that sidebar you'll see the same thing that I'm talking about that you'll find in the app where you have ideas how to improve your listings occupancy percentage ignore everything else because it's gonna tell you to turn on Smart pricing don't it's gonna tell you to lower your rate by 63 percent don't just use the coupon feature got it ok so number 10 surprise guys Airbnb is a software and it has bugs alright this is costing me a lot of time and I'll tell you why so when you make a new listing you're gonna set everything you're gonna make your house rules and we'll do a video and what your house rules should be later because you should put some extra house rules you'll put what time people check in check out how many days in advance what your prices are everything but sometimes when you hit that publish button it screws up and it will erase things ok so you need to go back and double check all of your listings when you publish it because my house rules have disappeared so I've had somebody booked and they didn't have any house rules to read so now they weren't aware of certain things maybe they've they interacted with the building wrong they've brought a pet that they weren't supposed to they smoked when they weren't told that there should be like a penalty we do a two hundred dollar per day penalty if somebody smokes in the unit and if it was not in the house rules when they booked we can't enforce it so double-check your listings when you publish them because Airbnb does make mistakes it is not perfect these ten I hope they help you and of course you have any questions I'll go into more detail in the comments so leave a message in the comments and by the way guys if you haven't subscribed to this channel yet it's about time so thank you for watching air being the automated and I will see you on the other side