Post by High Priestess on May 29, 2016 21:04:56 GMT
Daniel shared on NHF Dec 2014
www.airbnb.com/groups/content/content-97621
3 month rental request
We just had a request for a 3 month rental. They asked for a discounted rate, since they're on a budget. Our current weekday rate is 115, weekend rate is 125 per day, weekly is 600, and our monthly is 1800. For a 3 month stay, we'd be willing to reduce the monthly rate a bit, but rather than suggest a price, we asked them what their budget can handle, and if it works with us, great. Once we get that agreed on, there are a few other issues we need to resolve: payment schedule (I think AirBnB requires renters pay upfront for a reservation, so we may want to split the reservation into several ones), cancellation policy (it's currently flexible, but we'd want to change that if they're doing multiple reservations), inspection (we'd want to check on the apartment every so often), cleaning fee, and deposit. Phew! I hope that covers it all, and makes sense.
Have we missed anything? What would be good terms? Should the cleaning fee change? Should the deposit? Any advice would be appreciated!
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Julie and Eric
Julie and Erica year ago
Hi Daniel - you asked for it!
Advice:
1. Raise your weekly rate a bit, and your monthly
2. Always set the rate - never let the guest set it
3. Don't do long-term reservations, especially when new - you won't get reviews
4. Anything over 28 days goes to the long-term cancellation and payment policies: www.airbnb.com/help/article/285
5. If you do rent long-term, I'd recommend increasing the deposit to at least one month's rent - it would be for one nighters, too, unless you change it back after the 3 month reservation
6. Use a rental lease agreement for the entire term
Reply Like 1 like Delete
Daniel
Daniela year ago
This is awesome advice! Thanks! We haven't agreed to a reduced price yet, but I asked the renters what they could pay so that I don't "bid against myself:" if it's lower than what we've already agreed to, we'll just reject it.
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Julie and Eric
Julie and Erica year ago
Right. I'm sure you know that by haggling you're letting them know that there's wiggle room everywhere, such as in your house rules.
When starting out it's best to limit to short term stays so you can rack up some reviews and stay positioned toward the top of the search results.
If you take long term rentals, I'd do it for the whole term.
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Daniel
Daniela year ago
We'll have 4 rentals before their stay starts in February, so (hopefully!) there will be some good reviews before they start. I really like your point about "wiggle room." We've just started (2 guests so far), so we priced aggressively, and are very flexible. I think we'll be tightening up our prices and policies now that we know some of the ropes. Thanks!
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Julie and Eric
Julie and Erica year ago
Nice!
Reply Like Delete
Antonio
Antonioa year ago
Great dialogue! I am new to airbnb and appreciate the post because they help me learn. I had something to contribute to the conversation--
1. Have the potential renters used airbnb before and have positive reviews?
2. I like the suggestion of a lease, you need to give yourself an out in case something goes wrong. What are your non-negotiable rules, that if violated allow you to ask them to leave.
Antonio
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Daniel
Daniela year ago
They've had positive reviews, but have never stayed this long before. I think we'll do the lease if they agree to the terms. Thanks!
Reply Like Delete
Nicole
Nicolea year ago
Just to point out...In most states you can't simply 'ask them to leave' after the guest has stayed longer than 30 days. Well I guess you can ask them but if they refuse you can't kick them out without due process. As a previous landlord I would strongly recommend you look into tenancy laws and long term lease agreements in your state so you have a better idea of what your getting yourself into with a long term reservation. It's also worth noting in Missouri (and likely other states as well) you can't simply lease your way out of tenancy laws that's to say even if your lease states that you can kick them out or change the locks for breaking the lease rules you legally can't without due process. Some questions to ask are they maintaining a "permanent address" while staying with you? Will they be receiving mail at your space?
Reply Like 1 like Delete
Deborah
Deboraha year ago
Inspection -- what are your concerns, vis a vis inspection, and how often did you want to inspect? Are you concerned about damage, or cleanliness? I haven't seen this topic come up very often but it is a valid issue. I'd suggest that instead of phrasing it as "inspection" it might be easier to say that you want to come in to attend to certain cleaning chores, or check the furnace, or hot water heater, or something else in the unit, and just eyeball everything while you are in the unit doing that. This could make guests feel less invaded, and less the subject of what they may see as vague suspicions.
Reply Like Delete
Nicole
Nicolea year ago
As a landlord I never did "inspections" I was usually present for work on the house and around to do yard work clean a gutter ect. Also, worth noting on this subject My local tenancy law does not allow a landlord to enter a leased space unannounced as long as the rent is current. Once the tenant (notice they are no longer guests) stay over 30 days this law applies, Regardless of what the lease states. Make sure if you intend to enter the space it is clearly laid out exactly under what circumstances you'll enter the space and how and when they will be notified of entry.
Reply Like Delete
Deborah
www.airbnb.com/groups/content/content-97621
3 month rental request
We just had a request for a 3 month rental. They asked for a discounted rate, since they're on a budget. Our current weekday rate is 115, weekend rate is 125 per day, weekly is 600, and our monthly is 1800. For a 3 month stay, we'd be willing to reduce the monthly rate a bit, but rather than suggest a price, we asked them what their budget can handle, and if it works with us, great. Once we get that agreed on, there are a few other issues we need to resolve: payment schedule (I think AirBnB requires renters pay upfront for a reservation, so we may want to split the reservation into several ones), cancellation policy (it's currently flexible, but we'd want to change that if they're doing multiple reservations), inspection (we'd want to check on the apartment every so often), cleaning fee, and deposit. Phew! I hope that covers it all, and makes sense.
Have we missed anything? What would be good terms? Should the cleaning fee change? Should the deposit? Any advice would be appreciated!
10 comments
Following
Like
Delete
Hide
Julie and Eric
Julie and Erica year ago
Hi Daniel - you asked for it!
Advice:
1. Raise your weekly rate a bit, and your monthly
2. Always set the rate - never let the guest set it
3. Don't do long-term reservations, especially when new - you won't get reviews
4. Anything over 28 days goes to the long-term cancellation and payment policies: www.airbnb.com/help/article/285
5. If you do rent long-term, I'd recommend increasing the deposit to at least one month's rent - it would be for one nighters, too, unless you change it back after the 3 month reservation
6. Use a rental lease agreement for the entire term
Reply Like 1 like Delete
Daniel
Daniela year ago
This is awesome advice! Thanks! We haven't agreed to a reduced price yet, but I asked the renters what they could pay so that I don't "bid against myself:" if it's lower than what we've already agreed to, we'll just reject it.
Reply Like Delete
Julie and Eric
Julie and Erica year ago
Right. I'm sure you know that by haggling you're letting them know that there's wiggle room everywhere, such as in your house rules.
When starting out it's best to limit to short term stays so you can rack up some reviews and stay positioned toward the top of the search results.
If you take long term rentals, I'd do it for the whole term.
Reply Like Delete
Daniel
Daniela year ago
We'll have 4 rentals before their stay starts in February, so (hopefully!) there will be some good reviews before they start. I really like your point about "wiggle room." We've just started (2 guests so far), so we priced aggressively, and are very flexible. I think we'll be tightening up our prices and policies now that we know some of the ropes. Thanks!
Reply Like Delete
Julie and Eric
Julie and Erica year ago
Nice!
Reply Like Delete
Antonio
Antonioa year ago
Great dialogue! I am new to airbnb and appreciate the post because they help me learn. I had something to contribute to the conversation--
1. Have the potential renters used airbnb before and have positive reviews?
2. I like the suggestion of a lease, you need to give yourself an out in case something goes wrong. What are your non-negotiable rules, that if violated allow you to ask them to leave.
Antonio
Reply Like Delete
Daniel
Daniela year ago
They've had positive reviews, but have never stayed this long before. I think we'll do the lease if they agree to the terms. Thanks!
Reply Like Delete
Nicole
Nicolea year ago
Just to point out...In most states you can't simply 'ask them to leave' after the guest has stayed longer than 30 days. Well I guess you can ask them but if they refuse you can't kick them out without due process. As a previous landlord I would strongly recommend you look into tenancy laws and long term lease agreements in your state so you have a better idea of what your getting yourself into with a long term reservation. It's also worth noting in Missouri (and likely other states as well) you can't simply lease your way out of tenancy laws that's to say even if your lease states that you can kick them out or change the locks for breaking the lease rules you legally can't without due process. Some questions to ask are they maintaining a "permanent address" while staying with you? Will they be receiving mail at your space?
Reply Like 1 like Delete
Deborah
Deboraha year ago
Inspection -- what are your concerns, vis a vis inspection, and how often did you want to inspect? Are you concerned about damage, or cleanliness? I haven't seen this topic come up very often but it is a valid issue. I'd suggest that instead of phrasing it as "inspection" it might be easier to say that you want to come in to attend to certain cleaning chores, or check the furnace, or hot water heater, or something else in the unit, and just eyeball everything while you are in the unit doing that. This could make guests feel less invaded, and less the subject of what they may see as vague suspicions.
Reply Like Delete
Nicole
Nicolea year ago
As a landlord I never did "inspections" I was usually present for work on the house and around to do yard work clean a gutter ect. Also, worth noting on this subject My local tenancy law does not allow a landlord to enter a leased space unannounced as long as the rent is current. Once the tenant (notice they are no longer guests) stay over 30 days this law applies, Regardless of what the lease states. Make sure if you intend to enter the space it is clearly laid out exactly under what circumstances you'll enter the space and how and when they will be notified of entry.
Reply Like Delete
Deborah