Post by High Priestess on Feb 25, 2016 3:49:49 GMT
Ingridjee shared on Hosting 911 2 years ago
www.airbnb.com/groups/content/content-47450
Amenities
I have a sweet guest that will stay for 2 weeks.I welcomed him, left amenities, cookies, and left some fruit, bread and a coffee maker on a table for him to use as he pleases. Showed him where plates and utensils are and told him to help himself.I generally make coffee in the am to myself and offered,Every morning now he wakes up and asks what is for breakfast. I made some toast and eggs, He does not do dishes or anything but I am busy in the am, and I myself just jolt coffee and toast. I believe he is expecting me to cook breakfast every morning well as dinner as he asks what is for breakfast or dinner and leaves me to clean up plates and utensils.Lately he has been leaving the room door open with an unmade bed, and I think he is expecting me to make the bed and clean his room ( I was intending to just change his sheets in the middle of his stay.) How can I nicely let him know not to expect any of this without being rude? Suggestions?
8 comments•1 like
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Suzanne
Carrie
Carrie2 years ago
Hi Ingridjee -
How annoying! I just looked at your listing, and you don't even have breakfast checked off as provided! I would talk to him kindly and openly. Let him know that your room does not include breakfast. Show him the fruit, bread, etc. that you left as a kindness. I'd also add "clean up after yourself, including washing/putting away dishes" or something of the sort on your house rules, and, in the future, when you check folks in, show them where you keep the dish soap!
Reply Like 4 likes
Susan
Susan2 years ago
suggest you update your listing description to address what amenities are included. you're kind of off on the wrong foot as now your Guest is under the impression that you will nicely provide food/cleaning or some such. just let him know that the basics you provided as the only edible amenities that are available (nicely). revise your listing description, apprise guests of the same at checkin. consider this a routine communication glitch based on failure to state in the listing description and at checkin.
Reply Like 2 likes
Wendy
Wendy2 years ago
PROBLEM: DEALING WITH GUEST UNREALISTIC EXPECTATIONS
SOLUTION:
1. COMMUNITCATION is the KEY! (put in your profile and house rules/manual what the guest can expect).
2. During your guest orientation TELL the guest what he/she CAN AND CANNOT expect with regards to those things that are important to you. (in this case food and cleaning).
3. POST House rules somewhere prominent...make it look nice and cheerful and keep it positive! (e.g. Please hang up wet towels on the rack provided; Sheets will be changed every 5th day of stay; Breakfast consists of coffee/tea, toast or muffin and fresh fruit). Guests are responsible for their own lunch and dinner, etc.)
Reply Like 4 likes
Ingridjee
Ingridjee2 years ago
WoW! Airbnb Hosts come together! THANKS SO MUCH! Yes I definetly will update house rules with this information and ad it as well in the welcome letter I leave to each guest with helpful information. I definitely will update the house rules in the listing. Maybe this is also his first Airbnb and might be a bit different than he expects. I will have a nice conversation, and throw it in. I just don't want to be rude. It is not even about the food, but the time to prepare and clean up. I don't have the time. He has been here for 5 days already so... let's see...
Reply Like 1 reply
Wendy
Wendy2 years ago
So happy we could help! Let him (and other guests) know there is a difference between a BOARDING HOUSE and a BED & BREAKFAST !
Hope
Hope2 years ago
I notice that younger international travelers tend to think you're their mommy!
Reply Like 1 reply•3 likes
Wendy
Wendy2 years ago
Yes, that's often true--my young foreign guests seem grateful for any guidance, suggestions, or help I can give them-but in my case I'm fine with that role. I have 4 children who are grown and out of the house, so it is nice to have some youthful energy around.
Joseph
Joseph2 years ago
Ingridjee, I just read your listing ,
you might want to soften your listing description and house rules , they seem harsh instead of welcoming . Its great to have firm set rules and guidelines , but you have to remember
to use a warm, welcoming and friendly tone . If your writing skills are not strong , look at other hosts and how they write the descriptions . Also, many people read all Capital letter
spelling as shouting on the internet . You can indicate that all potential guests need to have a fully verified Airbnb profile with Picture ( if you require) before booking, also , airbnb has a
feature for this that only allows guests with profiles to book, although anyone may make an inquiry . I hope this helps .
PS, your listing still doesn't say anything about breakfast , so best to address that also , as you mention Lunch and Dinner as not included .
Reply Like 1 reply•3 likes
Wendy
Wendy2 years ago
Excellent suggestions-- each of them! Thanks-Wendy!
Antoinette
Antoinette2 years ago
This actually has larger implications than might appear on the surface. I just filed my taxes for 2013, and I learned a lot about the nuances of Airbnb business from a tax perspective! For instance, did you know that the IRS could claim your Airbnb hosting counts as a business (instead of as a rental) and tax the income at the 25% business rate (so, Schedule C instead of Schedule E). For example...
"In some cases, renting out all or part of your house or apartment can be classified for tax purposes as the equivalent of running a bed or breakfast or hotel. This will be the case if you dedicate a room or rooms in your home solely for the use of paying customers and never personally live in such rooms. You’ll also be classified as running a hotel business if you provide substantial services that are primarily for your guest’s convenience, such as regular cleaning, changing linen, or maid service.
In this event, your rental activity will be treated as a business for tax purposes. This means you’ll have to pay both federal income and self-employment (Social Security and Medicare ) taxes on your rental income, which will increase your tax burden. On the other hand, the restrictions on your deductions described above won’t apply, except that there may still be limits on any annual losses you’re allowed to deduct. Ordinarily, you’ll report your rental income and expenses on Schedule C (Form 1040), Profit or Loss from Business.
Obviously, the way to avoid having your rental activity being classified as a bed and breakfast is not to provide substantial services to your guests—don’t provide them breakfasts, clean their rooms each day, or do their laundry. Charge renters a cleaning fee at the end of their visit that is separate from their daily rental charge."
See more of the article: www.nolo.com/legal-encyclopedia/tax-issues-when-renting-your-home-airbnb-vrbo.html
Disclaimer: I'm not a tax professional, just sharing what I've learned!
Reply Like 2 replies
Wendy
Wendy2 years ago
Thank you so much for this...as taxes can be a very sticky (confusing) issue for us Airbnb Hosts--especially since there are two basic types of hosts...e.g. those who "live in" and those who "live out" of the residences they list. I am sure each have their own set of tax rules/regulations. I would like to know if that cleaning fee you said should be collected separately, and at the end of the stay, could be the same as what we hosts list on our profile (it IS separate, however it is prorated and added on to each day of the stay by Airbnb). Please comment! thank you.
Wendy
Wendy2 years ago
P.S. What you have posted Antoinette is so important I cut and pasted your posting and gave it its own new thread. Thanks again for this important information!
Antoinette
Antoinette2 years ago
I choose to "live in" on my listings (that is, I only rent out rooms in dwellings that I or my roommates stay in, too) because I feel like I have a stronger leg to stand on in terms of making a tax argument, if it ever came up. I do understand that not all Airbnb hosts want to or can do that, though, so I don't have answers for anybody else. If the IRS came knocking on my door, I feel pretty confident that I could argue that I'm not running a Bed & Breakfast or hotel. Why? 1) Because I DO use the rooms for personal purposes (one is the guest room in my vacation house, which I stay in while I'm there; and the other is the "study" in my everyday home) when guests are not staying in them; and 2) Because I don't provide guest services, such as cleaning or laundry, or cook them breakfast.
Reply Like 1 like
Deborah
www.airbnb.com/groups/content/content-47450
Amenities
I have a sweet guest that will stay for 2 weeks.I welcomed him, left amenities, cookies, and left some fruit, bread and a coffee maker on a table for him to use as he pleases. Showed him where plates and utensils are and told him to help himself.I generally make coffee in the am to myself and offered,Every morning now he wakes up and asks what is for breakfast. I made some toast and eggs, He does not do dishes or anything but I am busy in the am, and I myself just jolt coffee and toast. I believe he is expecting me to cook breakfast every morning well as dinner as he asks what is for breakfast or dinner and leaves me to clean up plates and utensils.Lately he has been leaving the room door open with an unmade bed, and I think he is expecting me to make the bed and clean his room ( I was intending to just change his sheets in the middle of his stay.) How can I nicely let him know not to expect any of this without being rude? Suggestions?
8 comments•1 like
Follow
Like
Suzanne
Carrie
Carrie2 years ago
Hi Ingridjee -
How annoying! I just looked at your listing, and you don't even have breakfast checked off as provided! I would talk to him kindly and openly. Let him know that your room does not include breakfast. Show him the fruit, bread, etc. that you left as a kindness. I'd also add "clean up after yourself, including washing/putting away dishes" or something of the sort on your house rules, and, in the future, when you check folks in, show them where you keep the dish soap!
Reply Like 4 likes
Susan
Susan2 years ago
suggest you update your listing description to address what amenities are included. you're kind of off on the wrong foot as now your Guest is under the impression that you will nicely provide food/cleaning or some such. just let him know that the basics you provided as the only edible amenities that are available (nicely). revise your listing description, apprise guests of the same at checkin. consider this a routine communication glitch based on failure to state in the listing description and at checkin.
Reply Like 2 likes
Wendy
Wendy2 years ago
PROBLEM: DEALING WITH GUEST UNREALISTIC EXPECTATIONS
SOLUTION:
1. COMMUNITCATION is the KEY! (put in your profile and house rules/manual what the guest can expect).
2. During your guest orientation TELL the guest what he/she CAN AND CANNOT expect with regards to those things that are important to you. (in this case food and cleaning).
3. POST House rules somewhere prominent...make it look nice and cheerful and keep it positive! (e.g. Please hang up wet towels on the rack provided; Sheets will be changed every 5th day of stay; Breakfast consists of coffee/tea, toast or muffin and fresh fruit). Guests are responsible for their own lunch and dinner, etc.)
Reply Like 4 likes
Ingridjee
Ingridjee2 years ago
WoW! Airbnb Hosts come together! THANKS SO MUCH! Yes I definetly will update house rules with this information and ad it as well in the welcome letter I leave to each guest with helpful information. I definitely will update the house rules in the listing. Maybe this is also his first Airbnb and might be a bit different than he expects. I will have a nice conversation, and throw it in. I just don't want to be rude. It is not even about the food, but the time to prepare and clean up. I don't have the time. He has been here for 5 days already so... let's see...
Reply Like 1 reply
Wendy
Wendy2 years ago
So happy we could help! Let him (and other guests) know there is a difference between a BOARDING HOUSE and a BED & BREAKFAST !
Hope
Hope2 years ago
I notice that younger international travelers tend to think you're their mommy!
Reply Like 1 reply•3 likes
Wendy
Wendy2 years ago
Yes, that's often true--my young foreign guests seem grateful for any guidance, suggestions, or help I can give them-but in my case I'm fine with that role. I have 4 children who are grown and out of the house, so it is nice to have some youthful energy around.
Joseph
Joseph2 years ago
Ingridjee, I just read your listing ,
you might want to soften your listing description and house rules , they seem harsh instead of welcoming . Its great to have firm set rules and guidelines , but you have to remember
to use a warm, welcoming and friendly tone . If your writing skills are not strong , look at other hosts and how they write the descriptions . Also, many people read all Capital letter
spelling as shouting on the internet . You can indicate that all potential guests need to have a fully verified Airbnb profile with Picture ( if you require) before booking, also , airbnb has a
feature for this that only allows guests with profiles to book, although anyone may make an inquiry . I hope this helps .
PS, your listing still doesn't say anything about breakfast , so best to address that also , as you mention Lunch and Dinner as not included .
Reply Like 1 reply•3 likes
Wendy
Wendy2 years ago
Excellent suggestions-- each of them! Thanks-Wendy!
Antoinette
Antoinette2 years ago
This actually has larger implications than might appear on the surface. I just filed my taxes for 2013, and I learned a lot about the nuances of Airbnb business from a tax perspective! For instance, did you know that the IRS could claim your Airbnb hosting counts as a business (instead of as a rental) and tax the income at the 25% business rate (so, Schedule C instead of Schedule E). For example...
"In some cases, renting out all or part of your house or apartment can be classified for tax purposes as the equivalent of running a bed or breakfast or hotel. This will be the case if you dedicate a room or rooms in your home solely for the use of paying customers and never personally live in such rooms. You’ll also be classified as running a hotel business if you provide substantial services that are primarily for your guest’s convenience, such as regular cleaning, changing linen, or maid service.
In this event, your rental activity will be treated as a business for tax purposes. This means you’ll have to pay both federal income and self-employment (Social Security and Medicare ) taxes on your rental income, which will increase your tax burden. On the other hand, the restrictions on your deductions described above won’t apply, except that there may still be limits on any annual losses you’re allowed to deduct. Ordinarily, you’ll report your rental income and expenses on Schedule C (Form 1040), Profit or Loss from Business.
Obviously, the way to avoid having your rental activity being classified as a bed and breakfast is not to provide substantial services to your guests—don’t provide them breakfasts, clean their rooms each day, or do their laundry. Charge renters a cleaning fee at the end of their visit that is separate from their daily rental charge."
See more of the article: www.nolo.com/legal-encyclopedia/tax-issues-when-renting-your-home-airbnb-vrbo.html
Disclaimer: I'm not a tax professional, just sharing what I've learned!
Reply Like 2 replies
Wendy
Wendy2 years ago
Thank you so much for this...as taxes can be a very sticky (confusing) issue for us Airbnb Hosts--especially since there are two basic types of hosts...e.g. those who "live in" and those who "live out" of the residences they list. I am sure each have their own set of tax rules/regulations. I would like to know if that cleaning fee you said should be collected separately, and at the end of the stay, could be the same as what we hosts list on our profile (it IS separate, however it is prorated and added on to each day of the stay by Airbnb). Please comment! thank you.
Wendy
Wendy2 years ago
P.S. What you have posted Antoinette is so important I cut and pasted your posting and gave it its own new thread. Thanks again for this important information!
Antoinette
Antoinette2 years ago
I choose to "live in" on my listings (that is, I only rent out rooms in dwellings that I or my roommates stay in, too) because I feel like I have a stronger leg to stand on in terms of making a tax argument, if it ever came up. I do understand that not all Airbnb hosts want to or can do that, though, so I don't have answers for anybody else. If the IRS came knocking on my door, I feel pretty confident that I could argue that I'm not running a Bed & Breakfast or hotel. Why? 1) Because I DO use the rooms for personal purposes (one is the guest room in my vacation house, which I stay in while I'm there; and the other is the "study" in my everyday home) when guests are not staying in them; and 2) Because I don't provide guest services, such as cleaning or laundry, or cook them breakfast.
Reply Like 1 like
Deborah