Post by High Priestess on Jan 3, 2016 15:51:58 GMT
Lynn shared Jan 2 2016
Just listed. First inquiry wants discount
I just listed my room for rent yesterday. Later, that same day, I had two sisters inquire about renting it for 31 days. My rate is $30/night and the info I'm receiving says it's $727 (I guess this is what they're paying... It says I'm getting $652. I don't really understand the $ yet, since this is all new to me).
Today, the girls responded that they want my room, but would I be willing to do $600.
Is it common for guests to negotiate, and how would you all respond?
TIA for your thoughts.
Donna
Decline, decline, decline.
Deborah
DO NOT cave in to hagglers and discount -seekers. Set your prices at what you feel is fair and keep them there. PEople asking for a discount are waving a red flag -- they may be demanding guests. See my post on Red Flags for hosts here:
globalhosting.freeforums.net/thread/455/red-flags-hosts
Sara
Hi Deborah Trying to access that with difficulty Just had a three week enquire asking for a viewing and a discount and she asks if she can cancel if it's not near her "commitments" she said she is a stylist from LA but has no reviews and hid half her face with a newspaper also said her phone has been taken That seems like a lot of red flags or have I been spoils with amazing gusts so far although some forgot reviews
helga
Sara, don't do views, they either ate not serious or want to haggle. 3 weeks means 3 times the weekly price which is probably already lower. For the bed guests, I never give discounts- it's already a favour that there is no increase on the weekly price. And people should check their commitment's addresses before they book.
Lynn
Would you decline them as guests completely, or just tell them the price is set (and already discounted)...
Rosanne
Usually guests will ask for a discount if they are booking for a week or month. I will negotiate a discount for longer stays, but not for anything under one week.
Vivienne
Airbnb is a great service with lots of advice on pricing. I would not discount and explain if you wish exactly why, your pricing is probably fair.
Lynn
It's very fair. There's actually nothing comparable in my area on the site. I replied to them, declining any additional discount, explaining that they're already getting a 30% discount from the regular, nightly rate of $30/night. Haven't heard back from them.
Rhonda
I would remove my 'pre approval' for the inquiry before they pay. Many hosts have found, myself included, that those who ask for discounted rates, from what we know to be more than fair; tend to take advantage of the accommodations, break house rules, cook when cooking is not an option. Hoard the breakfast products provided, and then include them as their nightly meal. I provide no discounts period.
Rosy
Decline, 30 Usd sounds good price for a room every where. Good luck on 2016!
Clare
Also, you should read this, if you haven't already, about long term stays:
www.airbnb.com/help/article/805/what-are-some-things-i-should-consider-before-hosting-long-term-guests
Make sure your house rules are complete and be sure to have a security deposit.
Lynn
Rhonda, I'm confused about removing my pre-approval. Isn't it a GOOD thing to get to do some vetting of potential guests... I obviously don't understand that aspect of things. Can you please explain...
Rhonda
Aloha Lynn, you stated you have already offered them a discount, they are now countering you with the $600 amount. You would have to accept the new amended amount to confirm the reservation. Other hosts will also be able to confirm that I do not think guests over 30 days have the option to leave a review any. #4...This sounds like a room mate situation, is that what your original intention of joining the airbnb community was about? Also, most guests will advise you to receive go slow. 1 day here, 2 days there, the reviews grow. You grow, tis really the best way to go.
Zacharias
$600 is pretty low for a month. Most host charge at least a grand for a month. It can turn into a headache having them around for a month but if they paid market rate at least you can say its worth it. Id tell them the price is set and take it from there.
Lynn
I definitely want reviews (good ones). Is it true that guests staying longer than 30 days can't post reviews??? I haven't come across that on the site. I didn't offer a discount; my posted pricing is a discount for a week and an even better discount for longer stays (I just kept it as the example was shown when completing that page). All help/advice appreciated.
Lynn
OK, so not being able to find out re: AZ laws on tenancy, I changed my settings that the room is only available from 1-14 nights, at least for now. Can anyone explain the comment about changing my settings so I don't need to give pre-approval prior to them booking. I didn't know it COULD be done differently, don't understand what that is all about at all, and can't find where/how to do that... Thanks, all, for your help.
Cindi
I don't mind offering discounts to returning guests (if I liked them :-) but not to first-time guests. Some people....
Clare
You don't need to pre-approve with Instant Book. Reservation requests are automatically accepted under IB. Many hosts don't like IB because they, such as myself, like to investigate the guest prior to approval. Here's info on Instant Book:
www.airbnb.com/help/article/187/what-is-instant-book
www.airbnb.com/help/article/484/instant-book-settings
I would recommend getting some short stays and learning how to vet guests before going on Instant Book.
Seems also you need to know the difference between a Reservation Inquiry and a Reservation Request.
If you receive a RI, guests are normally asking questions and are not committed to booking. Airbnb counsels guests to send RI's to many hosts to see which ones are available or respond in a positive way. You can send a pre-approval if you like the people. They have 24 hours to respond. You can send as many pre-approvals to as many RI's as you want. First one to accept gets the reservation.
A Reservation Request is from someone who is ready to make a reservation. You are required to accept or decline. You are under no obligation to accept the reservation if you are uncomfortable with the guest.
Hope this helps. I would encourage you to browse the help section on these topics to get a feel for how things work. Good Luck!
Lynn
LOL, Clare, 'cuz I just got home to my computer and have been browsing the Help section about pre-approval, etc. I don't find the app as easy to access info as my computer, and was out earlier and trying to decipher all this info. I decided to delete my pre-approval in this case. (Learned from the Help section that this is something hosts can do....) I've received other inquiries for 2 weeks and think I'll take the advice of others here and start slow.... the comment about tenancy laws scared the bejeezes out of me. Don't need THAT in my life.... and, without having done this before, I don't know how it will be having strangers in my house, so it's surely best to start-out small (no more than 14 days at a time). Interesting thing is, the other inquiry asked about a discount, as well. I changed my settings so there's NO discount (I now see the option to offer a special discount, which I think I'll only do for returning guests... I mean, come on, people - $30/night is plenty cheap!). I just told them both that I didn't realize that I'd set-up things with the settings that Air has in their example, and apologized for the inconvenience. I understand the difference between an RI and a RR, but think I jumped the gun on the pre-approval 'cuz it says they can't book until you give them approval. What I DIDN'T know was that I'm under no obligation to accept a reservation request. (Guess I didn't need to delete my pre-approval, knowing this, but oh, well...) There's a lot to learn, isn't there... but, first thing I need to know is what the laws are regarding tenancy in AZ. This was fun, but today, has been feeling stressful.... but, I sure appreciate everyone's help!
Clare
I know exactly how you feel. And what is curious to me is that I hear about new hosts getting reservation requests for long term stays. I can't figure out whether people think newbies are being preyed on due to being new or if it is just coincidence. I've book marked that link about long term stays because I use it so often in responses. Any, have fun with the whole thing. The only thing that can hurt you is if you cancel an accepted reservation. But now that you know where to get help, that won't happen, right?
Lynn
Up until learning about the forums here, I have an acquaintance (daughter of a friend's friend) who has been nice enough to help me with Q&A via text....She's been doing this for 4 months, and almost all of her requests have been for long-term (a month or longer). She hasn't had any problems, and is booked solid through mid-June. She's been surprised by the concerns expressed here that I've shared with her... Maybe it's just a matter of whether or not a host will ACCEPT long-term stays... I don't know, but I think I need to hold-off and take it slower. Also had someone request to check-in today, in an hour-and-a-half. Didn't know about THAT setting, either, until that happened. I wasn't even home nor was I (or the house) ready for someone to show-up in 1.5 hours! Just a learning curve, I guess....
Carol
I started hosting in September and was quickly booked (using the suggested prices/discounts). I've had two lots of guests who stayed for over 30 days - and both were awful, in different ways. Will now be sticking to 14 nights max.
Cindi
$30 is super cheap. In fact, the cheaper your rate, the less savoury clients you may be attracting. (IMHO) And anyone who asks for a deal on $30/nt is not someone I would want in my home.
Lynn
That's how I feel about someone who wants a deal on $30/day... The rate I selected is based on the Air recommendation for my area, as well as researching other existing listings nearby.... Not sure why they're so cheap, compared to other places. It's a smallish (1670 sq ft) but nice, custom home in a master-planned community....
Rhonda
Aloha Lynn, you will also find that most of us hosts do not even pay attention to airbnb's suggested price. I never change mine, and the bookings continue to roll in. I am sure for some people, some income is better than no income. I know my 'competition', I know what makes my house and offerings to my guests make it special enough to totally ignore their recommendations. People who are looking for a discount usually complain in a personal message. "Sorry we couldn't have checked in earlier to enjoy the house and grounds". That was hilarious, I refused early check in to prepare for them. Their response was they didn't need the room ready, they'd enjoy hanging out poolside. Oh yeah? and apparently by their remark, was not their intention at all. I'd rather enjoy a day to myself than share my home with a cheap rate that is so flippin broke they can't even afford to buy their own food. Just saying. My motto is that I shall Always be a new host. Each guest, host, and property are totally unique. Everyday will be a learning lesson. For me personally, I love a challenge and the diversity.
Cindi
I looked at your listing, Lynn. I spend a fair bit of time in Mesa as my mother has bought into a park model RV Resort there. For what you are offering, $30 US is too low. It's nice when you're starting out to stay low and get some guests and good reviews under your belt, but too low and you're attracting riff-raff. You offer full use of the house and kitchen with a private room, and in a nice area. I would suggest your raise your rate. And Rhonda - I have another thread on the New Hosts forum about Reading the Damn listing, and this is another thing guests don't read: check-in times. I had guests earlier this week tell me they would be arriving shortly before noon. Excuse me? No, you won't! And guests who left today also said they would be coming early, and were disappointed when I said they couldn't come before 3pm as I had to change over from the guests who were leaving that morning (check-out is noon). Some people!
Rhonda
Aloha Cindi, and total Yeppers! Two check outs today, Ms Aloha allowed them to enjoy a last swim. Two check ins today, neither could respond with a time. Good for me I always pull it off; but I get cranky with the lack of my own life I am now missing with this convoluted desire we have to please our guests. BTW, I get all the cheapies, they leave no tip or gift of appreciation for all the extra effort, free snorkel gear, towels, late showers,and me grumbling to myself wait to clean up after them. A daily learning process mostly filled with tolerance and patience. I did actually email both of my guests that didn't have the courtesy to read the house rules, that since I've not heard their Estimated Time of Arrival, perhaps they'd like to locate other accommodations.
Rhonda
Sorry, that was another thread. Those two were expected to arrive New Years Eve. I'm grumbling that since I have such the high volume turn over that I never expected; I have somehow misplaced my personal time of enjoyment. Lucky my guests all think my acre of weeds are wonderful than my now found lack of time to tend to the resort it used to be filled with wonderful flowers, etc. My expectation for 2016 is to make it to the next step of hiring help.
helga
Lynn, as a new host, you will get a few inquiries for super cheap deals. Decline them. As you are new, good thing you put a maximum stay at 14 days now. It can get very hard and better you learn how to handle difficult guests with short stays. Good luck!
Lynn
Trying to digest everything here and am thinking I'll keep my listing as is until I get reviews... and I won't be giving any discounts.
Kasper
Give them a discount. What percentage of the month do you realistically think you will be busy? This way you know you are full and you dont need yo stress about cleaning or anything else for a whole month.
Rhonda
$150 per week for mother and daughter for 30 days? NOT
Deborah
Not only does too low a nightly rate (or weekly/monthly) attract the riff raff, it can attract the squatters, who are seeking a place to pull their squatting scam that doesn't require much up front payment for entry. TYpical long term rental places require first month's rent, last months' rent, and/or security deposit, as well as filling out a rental application with references, name of employer, last landlord -- and the running of a credit report. If you offer long term stays on Airbnb that allow someone to bypass all that, not only all the paperwork, but the entry cost is lower (thru Airbnb one only pays 1st month rent, nothing else), then that is a powerful magnet for potential squatters. You would have none of the obstacles (or protections) that standard property rental involves. Which is why no one should be offering long term rentals on Airbnb until they are very clear how standard long term renting is done, and what the risks of that are.
Just listed. First inquiry wants discount
I just listed my room for rent yesterday. Later, that same day, I had two sisters inquire about renting it for 31 days. My rate is $30/night and the info I'm receiving says it's $727 (I guess this is what they're paying... It says I'm getting $652. I don't really understand the $ yet, since this is all new to me).
Today, the girls responded that they want my room, but would I be willing to do $600.
Is it common for guests to negotiate, and how would you all respond?
TIA for your thoughts.
Donna
Decline, decline, decline.
Deborah
DO NOT cave in to hagglers and discount -seekers. Set your prices at what you feel is fair and keep them there. PEople asking for a discount are waving a red flag -- they may be demanding guests. See my post on Red Flags for hosts here:
globalhosting.freeforums.net/thread/455/red-flags-hosts
Sara
Hi Deborah Trying to access that with difficulty Just had a three week enquire asking for a viewing and a discount and she asks if she can cancel if it's not near her "commitments" she said she is a stylist from LA but has no reviews and hid half her face with a newspaper also said her phone has been taken That seems like a lot of red flags or have I been spoils with amazing gusts so far although some forgot reviews
helga
Sara, don't do views, they either ate not serious or want to haggle. 3 weeks means 3 times the weekly price which is probably already lower. For the bed guests, I never give discounts- it's already a favour that there is no increase on the weekly price. And people should check their commitment's addresses before they book.
Lynn
Would you decline them as guests completely, or just tell them the price is set (and already discounted)...
Rosanne
Usually guests will ask for a discount if they are booking for a week or month. I will negotiate a discount for longer stays, but not for anything under one week.
Vivienne
Airbnb is a great service with lots of advice on pricing. I would not discount and explain if you wish exactly why, your pricing is probably fair.
Lynn
It's very fair. There's actually nothing comparable in my area on the site. I replied to them, declining any additional discount, explaining that they're already getting a 30% discount from the regular, nightly rate of $30/night. Haven't heard back from them.
Rhonda
I would remove my 'pre approval' for the inquiry before they pay. Many hosts have found, myself included, that those who ask for discounted rates, from what we know to be more than fair; tend to take advantage of the accommodations, break house rules, cook when cooking is not an option. Hoard the breakfast products provided, and then include them as their nightly meal. I provide no discounts period.
Rosy
Decline, 30 Usd sounds good price for a room every where. Good luck on 2016!
Clare
Also, you should read this, if you haven't already, about long term stays:
www.airbnb.com/help/article/805/what-are-some-things-i-should-consider-before-hosting-long-term-guests
Make sure your house rules are complete and be sure to have a security deposit.
Lynn
Rhonda, I'm confused about removing my pre-approval. Isn't it a GOOD thing to get to do some vetting of potential guests...
I obviously don't understand that aspect of things. Can you please explain...Rhonda
Aloha Lynn, you stated you have already offered them a discount, they are now countering you with the $600 amount. You would have to accept the new amended amount to confirm the reservation. Other hosts will also be able to confirm that I do not think guests over 30 days have the option to leave a review any. #4...This sounds like a room mate situation, is that what your original intention of joining the airbnb community was about? Also, most guests will advise you to receive go slow. 1 day here, 2 days there, the reviews grow. You grow, tis really the best way to go.
Zacharias
$600 is pretty low for a month. Most host charge at least a grand for a month. It can turn into a headache having them around for a month but if they paid market rate at least you can say its worth it. Id tell them the price is set and take it from there.
Lynn
I definitely want reviews (good ones). Is it true that guests staying longer than 30 days can't post reviews??? I haven't come across that on the site. I didn't offer a discount; my posted pricing is a discount for a week and an even better discount for longer stays (I just kept it as the example was shown when completing that page). All help/advice appreciated.
Lynn
OK, so not being able to find out re: AZ laws on tenancy, I changed my settings that the room is only available from 1-14 nights, at least for now. Can anyone explain the comment about changing my settings so I don't need to give pre-approval prior to them booking. I didn't know it COULD be done differently, don't understand what that is all about at all, and can't find where/how to do that... Thanks, all, for your help.
Cindi
I don't mind offering discounts to returning guests (if I liked them :-) but not to first-time guests. Some people....
Clare
You don't need to pre-approve with Instant Book. Reservation requests are automatically accepted under IB. Many hosts don't like IB because they, such as myself, like to investigate the guest prior to approval. Here's info on Instant Book:
www.airbnb.com/help/article/187/what-is-instant-book
www.airbnb.com/help/article/484/instant-book-settings
I would recommend getting some short stays and learning how to vet guests before going on Instant Book.
Seems also you need to know the difference between a Reservation Inquiry and a Reservation Request.
If you receive a RI, guests are normally asking questions and are not committed to booking. Airbnb counsels guests to send RI's to many hosts to see which ones are available or respond in a positive way. You can send a pre-approval if you like the people. They have 24 hours to respond. You can send as many pre-approvals to as many RI's as you want. First one to accept gets the reservation.
A Reservation Request is from someone who is ready to make a reservation. You are required to accept or decline. You are under no obligation to accept the reservation if you are uncomfortable with the guest.
Hope this helps. I would encourage you to browse the help section on these topics to get a feel for how things work. Good Luck!
Lynn
LOL, Clare, 'cuz I just got home to my computer and have been browsing the Help section about pre-approval, etc. I don't find the app as easy to access info as my computer, and was out earlier and trying to decipher all this info. I decided to delete my pre-approval in this case. (Learned from the Help section that this is something hosts can do....) I've received other inquiries for 2 weeks and think I'll take the advice of others here and start slow.... the comment about tenancy laws scared the bejeezes out of me. Don't need THAT in my life.... and, without having done this before, I don't know how it will be having strangers in my house, so it's surely best to start-out small (no more than 14 days at a time). Interesting thing is, the other inquiry asked about a discount, as well. I changed my settings so there's NO discount (I now see the option to offer a special discount, which I think I'll only do for returning guests... I mean, come on, people - $30/night is plenty cheap!). I just told them both that I didn't realize that I'd set-up things with the settings that Air has in their example, and apologized for the inconvenience. I understand the difference between an RI and a RR, but think I jumped the gun on the pre-approval 'cuz it says they can't book until you give them approval. What I DIDN'T know was that I'm under no obligation to accept a reservation request. (Guess I didn't need to delete my pre-approval, knowing this, but oh, well...) There's a lot to learn, isn't there... but, first thing I need to know is what the laws are regarding tenancy in AZ. This was fun, but today, has been feeling stressful.... but, I sure appreciate everyone's help!
Clare
I know exactly how you feel. And what is curious to me is that I hear about new hosts getting reservation requests for long term stays. I can't figure out whether people think newbies are being preyed on due to being new or if it is just coincidence. I've book marked that link about long term stays because I use it so often in responses. Any, have fun with the whole thing. The only thing that can hurt you is if you cancel an accepted reservation. But now that you know where to get help, that won't happen, right?
Lynn
Up until learning about the forums here, I have an acquaintance (daughter of a friend's friend) who has been nice enough to help me with Q&A via text....She's been doing this for 4 months, and almost all of her requests have been for long-term (a month or longer). She hasn't had any problems, and is booked solid through mid-June. She's been surprised by the concerns expressed here that I've shared with her... Maybe it's just a matter of whether or not a host will ACCEPT long-term stays...
I don't know, but I think I need to hold-off and take it slower. Also had someone request to check-in today, in an hour-and-a-half. Didn't know about THAT setting, either, until that happened. I wasn't even home nor was I (or the house) ready for someone to show-up in 1.5 hours! Just a learning curve, I guess....Carol
I started hosting in September and was quickly booked (using the suggested prices/discounts). I've had two lots of guests who stayed for over 30 days - and both were awful, in different ways. Will now be sticking to 14 nights max.
Cindi
$30 is super cheap. In fact, the cheaper your rate, the less savoury clients you may be attracting. (IMHO) And anyone who asks for a deal on $30/nt is not someone I would want in my home.
Lynn
That's how I feel about someone who wants a deal on $30/day... The rate I selected is based on the Air recommendation for my area, as well as researching other existing listings nearby.... Not sure why they're so cheap, compared to other places. It's a smallish (1670 sq ft) but nice, custom home in a master-planned community....
Rhonda
Aloha Lynn, you will also find that most of us hosts do not even pay attention to airbnb's suggested price. I never change mine, and the bookings continue to roll in. I am sure for some people, some income is better than no income. I know my 'competition', I know what makes my house and offerings to my guests make it special enough to totally ignore their recommendations. People who are looking for a discount usually complain in a personal message. "Sorry we couldn't have checked in earlier to enjoy the house and grounds". That was hilarious, I refused early check in to prepare for them. Their response was they didn't need the room ready, they'd enjoy hanging out poolside. Oh yeah? and apparently by their remark, was not their intention at all. I'd rather enjoy a day to myself than share my home with a cheap rate that is so flippin broke they can't even afford to buy their own food. Just saying. My motto is that I shall Always be a new host. Each guest, host, and property are totally unique. Everyday will be a learning lesson. For me personally, I love a challenge and the diversity.
Cindi
I looked at your listing, Lynn. I spend a fair bit of time in Mesa as my mother has bought into a park model RV Resort there. For what you are offering, $30 US is too low. It's nice when you're starting out to stay low and get some guests and good reviews under your belt, but too low and you're attracting riff-raff. You offer full use of the house and kitchen with a private room, and in a nice area. I would suggest your raise your rate. And Rhonda - I have another thread on the New Hosts forum about Reading the Damn listing, and this is another thing guests don't read: check-in times. I had guests earlier this week tell me they would be arriving shortly before noon. Excuse me? No, you won't! And guests who left today also said they would be coming early, and were disappointed when I said they couldn't come before 3pm as I had to change over from the guests who were leaving that morning (check-out is noon). Some people!
Rhonda
Aloha Cindi, and total Yeppers! Two check outs today, Ms Aloha allowed them to enjoy a last swim. Two check ins today, neither could respond with a time. Good for me I always pull it off; but I get cranky with the lack of my own life I am now missing with this convoluted desire we have to please our guests. BTW, I get all the cheapies, they leave no tip or gift of appreciation for all the extra effort, free snorkel gear, towels, late showers,and me grumbling to myself wait to clean up after them. A daily learning process mostly filled with tolerance and patience. I did actually email both of my guests that didn't have the courtesy to read the house rules, that since I've not heard their Estimated Time of Arrival, perhaps they'd like to locate other accommodations.
Rhonda
Sorry, that was another thread. Those two were expected to arrive New Years Eve. I'm grumbling that since I have such the high volume turn over that I never expected; I have somehow misplaced my personal time of enjoyment. Lucky my guests all think my acre of weeds are wonderful than my now found lack of time to tend to the resort it used to be filled with wonderful flowers, etc. My expectation for 2016 is to make it to the next step of hiring help.
helga
Lynn, as a new host, you will get a few inquiries for super cheap deals. Decline them. As you are new, good thing you put a maximum stay at 14 days now. It can get very hard and better you learn how to handle difficult guests with short stays. Good luck!
Lynn
Trying to digest everything here and am thinking I'll keep my listing as is until I get reviews... and I won't be giving any discounts.
Kasper
Give them a discount. What percentage of the month do you realistically think you will be busy? This way you know you are full and you dont need yo stress about cleaning or anything else for a whole month.
Rhonda
$150 per week for mother and daughter for 30 days? NOT
Deborah
Not only does too low a nightly rate (or weekly/monthly) attract the riff raff, it can attract the squatters, who are seeking a place to pull their squatting scam that doesn't require much up front payment for entry. TYpical long term rental places require first month's rent, last months' rent, and/or security deposit, as well as filling out a rental application with references, name of employer, last landlord -- and the running of a credit report. If you offer long term stays on Airbnb that allow someone to bypass all that, not only all the paperwork, but the entry cost is lower (thru Airbnb one only pays 1st month rent, nothing else), then that is a powerful magnet for potential squatters. You would have none of the obstacles (or protections) that standard property rental involves. Which is why no one should be offering long term rentals on Airbnb until they are very clear how standard long term renting is done, and what the risks of that are.