Managing short-term rentals can be a great way to earn extra income, particularly if you list on multiple booking platforms, but it requires effort to set up and maintain an attractive, comfortable, and profitable rental. Read on for a clear guide for property owners on the essential steps for effectively managing an Airbnb property, from initial listing to hosting guests and everything in between.
How to Set Up Your Airbnb
Before welcoming your first guests, you need to thoroughly prepare your property.
1. Preparing Your Property
A spotless, clutter-free, and well-equipped property is key to getting great reviews and repeat bookings, which is why essential cleaning and maintenance tasks must be completed by property owners.
Deep clean the entire home, removing dust, stains, cobwebs, and clutter.
Wash all linens, towels, and blankets.
Clean between bookings too.
Pay special attention to the kitchen and bathroom - sanitise all surfaces, descale fixtures, clean out the fridge, empty the rubbish, and thoroughly scrub the floors.
Inspect every room carefully for any forgotten items from previous guests.
Check under beds and furniture.
Look behind doors and in drawers.
Remove any leftover items immediately to protect privacy.
Airbnb hosts should provide amenities like high-speed Wi-Fi, TV, coffee, tea, hair dryer, iron, and basics like soap and shampoo. Include extra towels, linens, and blankets. Consider providing small shampoos, soap bars, and coffee pods for added convenience.
Install smoke and carbon monoxide detectors, fire extinguisher, first aid kit, and evacuation plan. Ensure entrances, floors, and stairs are well-lit. Check the batteries in the detectors regularly to make sure they are functioning. Keep fire extinguisher visible and accessible. Make sure the first aid kit is fully stocked with essentials like bandages, antiseptic cream, medical tape, and pain medication.
2. Creating a Compelling Listing
Your listing is your first impression - make it shine. Craft an appealing page with great photos, details, and accurate pricing.
Include bright, high-resolution photos emphasising the best features of your investment property. Show main rooms, amenities, outside, and local attractions. Hire a professional photographer for top-quality images if possible. Use a wide-angle lens to showcase the space. Capture the beds neatly made and rooms looking bright and inviting.
Highlight the space, amenities, location, and your hosting style. Include details like number of rooms, beds, amenities, parking, and Wi-Fi. List every amenity available, no matter how small, like hangers, mirrors, or extra pillows. Location details should highlight proximity to main attractions and transportation.
Research comparable listings in your area and price competitively. Factor in amenities, demand, and seasonal pricing adjustments. Compare your listing to at least 10 similar rentals in the area. Consider bumping up the pricing slightly if your space is new, exceptionally clean, or in a prime location. Monitor occupancy rates and adjust pricing dynamically to maximise revenue.
3. Managing Bookings
Airbnb management services can do this for you, but if you are managing your own property, be responsive to booking enquiries and requests. Promptly confirm or decline bookings through the Airbnb platform.
4. Communicating with Guests
Quick, clear communication leads to happy guests. Respond promptly to all guest communication and provide any information they need. Quick responses from property owners make guests feel valued. Set up notifications so you never miss an enquiry and have template responses ready for common questions to respond efficiently.
Provide check-in details, directions, access instructions, Wi-Fi passwords, and house rules upfront. Send this info in a message as soon as the booking is confirmed, then again a few days before arrival. Provide multiple contact options - email and phone.
Accommodate reasonable requests if feasible. Decline politely if you are unable to meet a request. Guest requests may include early check-in, late checkout, additional guests, or specific amenities.
Offer alternatives like recommending nearby attractions if the request is not possible.
Work with an Airbnb management services if you don't have time to deal with guest communication.
5. Calendar Management
Keep your calendar up to date across platforms to efficiently manage bookings.
Block off any unavailable dates in advance for personal use.
Mark blocks of time as unavailable between bookings for cleaning and preparation.
Sync your Airbnb calendar with other listing sites and your personal calendar.
6. Hosting Your Guests
Check-In Process
A smooth check-in prevents guest from getting frustrated and leaving poor reviews about their experiences.
Provide secure key pickup or smart lock codes. Be flexible on timing if possible. Consider a keypad door lock, lockbox, or door code to allow self check-in. If you will be meeting guests, build in a 1 hour flexible window for arrival times. Alternatively, let your Airbnb management services do this for you.
Supply check-in instructions at least a week before arrival. Provide contact info and back-up entry. Send detailed directions on locating keys or codes. Provide multiple contact methods - phone, email, messaging. Provide a backup contact in case you become unreachable.
Ensure the space is clean, welcoming, and as described when guests arrive. Do a final checklist - linens, surfaces, bathroom, kitchen. Leave a personalised welcome note with your contact info. Provide local guides and menus for restaurants.
During the Stay
Make guests feel at home and attend to any issues they might have promptly.
Resolve any problems like malfunctions or noise complaints quickly and professionally. Respond promptly to any maintenance calls, within 2 hours if urgent. Have trusted handymen available to call for help with repairs. Apologise for the inconvenience and do your best to fix issues as soon as possible. Follow up to ensure the guests are satisfied with the resolution. Airbnb property management companies can do this for you.
Offer tips on local attractions, restaurants, transportation, and more. Provide guides and brochures. Ask guests when they book if they would like advice on things to do. Provide customised recommendations based on their interests.
Only enter the rental with permission. Give space, but be available if needed. Only enter for scheduled cleanings or emergency repairs. Otherwise, respect privacy. Briefly check in via text periodically to ensure everything is satisfactory, but don't overdo it. Assure them you are available for anything they require and mean it.
Accommodate individual guest preferences.
7. Post-Stay Management
Check-Out Process
Make departures easy for you and your guests.
Provide check-out time, cleaning expectations, and key drop instructions. Send a day-before reminder of check-out time and key return instructions. State what condition the space should be left in - eg. dirty dishes in the washer, towels in the bathtub.
Do a quick inspection after guests leave noting any maintenance needs or major issues. Scan for any broken or damaged items requiring replacement or repair before the next guests. Note what needs restocking or replacing - soap, coffee, snacks.
Ask guests to leave a review and provide private feedback on their stay. Follow up the day after checkout thanking them and leaving links to review sites along with a request for their honest feedback on their stay. Provide an email address or form allowing them to privately share any other thoughts.
Monitor reviews closely and adjust your listing and procedures continuously to improve. Thank every guest for taking the time to review you.
Cleaning and Maintenance
Keep your space guest-ready between bookings.
Thoroughly clean according to your checklist.
Wash all linens, towels, and blankets.
Restock amenities.
Check amenities periodically and replace anything broken, worn out, or expired.
Hire professional cleaners and handymen for deep cleans or repairs beyond your skill.
Property management services like UpperKey will handle this for you.
8. Enhancing Guest Experience
Personal Touches
Consider leaving a complimentary basket of essentials like milk and bread or local delicacies. Provide guides to favourite local spots.
Gathering Reviews
Promptly ask Airbnb guests for reviews after checkout. Respond professionally to any negative reviews. Politely ask guests to leave a review describing their experience. Thank guests for positive reviews. Address constructive criticism in responses. Use reviews to improve any problem areas noted by guests.
9. Legal and Financial Considerations
Property management services are well versed in local laws and regulations.
Understanding Local Laws
Research and comply with all relevant short-term rental regulations.
Check city ordinances on zoning, permits, taxes, and rental duration limits.
Obtain required permits or licenses. These often include occupancy permits and business licenses.
Financial Management
Track rental income and expenses. Budget wisely and follow tax rules.
Use accounting software to manage bookings, occupancy, and costs. Track income, expenses, profits, and tax liabilities, so it is easy to file your tax return when the time comes.
Register with tax authorities. File and pay applicable federal, state, and local occupancy and income taxes. Consult an agent about coverage needs. Consider property insurance, short-term rental insurance, and landlord protection.
10. Marketing Your Airbnb
Online Marketing
Boost visibility by marketing across relevant websites and social platforms.
Create social media accounts for your rental to share photos, and availability, and engage with travellers.
Outreach to travel blogs and sites about featuring your listing as a recommended property.
Offline Marketing
Utilise local networks and partnerships to attract guests.
Partner with local hotels, vendors, and concierges to recommend your rental to visitors.
Introduce yourself to neighbours.
Attend local tourism networking events.
Conclusion
By following these best practices for Airbnb hosting, you can earn great reviews, repeat visits, and income from your rental property. With some time and effort devoted to the details, you can create an exceptional experience for your guests and a prosperous rental business.
If you don't have time to manage your property, look at Airbnb management companies like UpperKey to see what they offer.
FAQs
Can anyone list a property on Airbnb?
Yes, anyone can list available space for short-term rental on Airbnb.
Can I make a full-time income on Airbnb?
Is an Airbnb management service worth paying for?
