Advice for Airbnb Guests

Most of the articles I write here, are directed to Airbnb hosts.  Hosts are the ones who need the most help as they have the burden of learning how to run a business.  For guests, there is far less to learn…but that doesn’t mean there still aren’t some important things for prospective guests to know, that would help them be great guests, obtain glowing reviews, and build a strong foundation for being quickly accepted for future bookings.

So my intention here is to take my 15 years of experience in the property rental business, as well as 7 years of experience as an Airbnb host, together with a great deal of  experience reading posts and stories from thousands of hosts all over the world on a variety of hosting topics and issues pertaining to guests, and distill this into some recommendations for how to be an excellent Airbnb guest.

As you read this, I expect you will realize that this article could only have been written by a host, as there is a lot of information in here that comes only from having real world experience with guests or renters in one’s own home.

There is a lot of emphasis here on house rules, because being a guest who comes prepared to follow the host’s rules is really the key to being an excellent guest.  Following rules is a lot more important when you’re in someone’s private home, which contains the hosts’ private belongings, Grandma’s heirloom china and more, than when you’re staying in a hotel, as I hope to help you understand with what follows. As well, there can be a lot of “psychology” related to house rules, some of it unconscious or not obvious, which I hope to illuminate here, so guests can be assisted to understand many of the things a host will be looking for in guests.

Finally, you’ll notice that a lot of what follows emphasizes what NOT to do as a guest.  Not many guests may realize this, but it’s actually pretty easy to be a great guest, because all this involves is just not being someone who causes problems!  You don’t actually have to go out of your way to do anything “extra” to be valued as a wonderful guest.  However, being someone who doesn’t cause problems when staying at someone’s private home, requires more sensitivity and sophistication than accomplishing the same at a hotel, so this article is here to give some pointers.

Tell the Host a Little About Yourself and Why You’re Visiting Their Area.  Answer their Questions about Yourself.  Have a Profile Photo of Yourself on your Airbnb Account

This is something that a lot of guests do not understand about hosting: hosts want to know about a prospective guest, and most hosts screen guests.  Some guests take offense that a host would want to know anything about them, and argue that they dont’ have to tell a hotel what their line of work is, or why they are visiting the city, so why should they have to answer a host’s questions, which may seem invasive to them?

When guests are offended like this, it suggests that they have not put themselves in the host’s shoes, to try to see things from their side.  Something that bears repeating, because so many guests have a hard time understanding this, is that a host’s home is not a hotel.  Arranging to stay in someone’s private home, or their private property even if it is only their vacation home and not a primary home, is actually a lot more like renting a place on Craigslist, than booking a hotel room.  And if you have ever rented an apartment, you should be aware of how much information the owner wants from you, in addition to generally wanting to interview you in person.

So, to keep things in perspective, realize that the amount of information about yourself you’re asked to share in order to secure a short term rental via Airbnb, is significantly less than that which would be required for a standard rental on Craigslist.  You’re not being asked to provide referrals and contact info from past landlords or your employer.  The host generally doesn’t do a credit check on you, or a background check, criminal background check, investigation about any past eviction records, and does not ask about your income.  And yet they take the risk of allowing you to enter into and stay in their property, which in some cases, you need to realize, has resulted in a hosts’ home being burglarized by a “guest”, or squatted in by a “guest” who refuses to leave.  There have also been hundreds if not thousands of situations of “trojan horse guests” who book a stay claiming there will be 3 or 4 guests, and who then invite hundreds of guests to pour into the property for an illegal out of control party, such as the Airbnb parties that have tragically resulted in people being fatally shot.  Given all these risks that hosts take when they open their homes, they have to be cautious about whom they let in.

Thus, hosts will generally do at least some basic screening on guests, in order to see if they feel comfortable with who you are and what you say about why you’re wanting to stay at their home.

So, when you’re sending a message to a host asking to stay at their home, don’t do as far too many guests do, saying nothing at all about yourself, but simply writing presumptuously, “Looking forward to staying in your home.”  Rather, fill out your Airbnb account completely, put in some information about who you are, what your job or hobbies are,  include a photo of yourself, and be prepared to say what attracts you to this particular listing, and why you are visting that area.

There’s been a lot of controversy about guests feeling “discriminated against” based on their photo.  This has led some guests to feel that it’s their perogative to “trick” hosts into accepting their booking by hiding their photo from the host.  Consider how disrespectful it is to a homeowner, if you’re arguing that they might actually not want you to stay in their home, so that it’s your right to “trick” them into accepting you to stay in their home by intentionally hiding info about yourself in order to gain access.

Again, a host’s private home is not a hotel, and you have no right to demand to be given access to it.

Photos of a guest actually provide a lot of information: they can demonstrate, for instance, if the guest has good judgment.  A guest who chooses to use a photo of themselves which shows them scantily clad, or holding up armfuls of hard drinks in a bar, or making gangster style hand signals, does not inspire confidence in a host.  Most hosts will not be keen to rent to someone who presents themselves looking like a thug in their profile photo.  Use the same judgment for photos of yourself in trying to obtain a short term rental, as you would in job seeking endeavors.  Be professional.  Smile and look friendly, this inspires comfort and confidence.

Why would a host want to know about your reason for visiting their area? One reason is so that they can assess whether you are actually just a local resident who is trying to obtain access to a property in order to have an illegal large party, or some other purpose that could cause them problems.

So be considerate and answer the host’s questions politely, and this will help you be accepted as a guest.  Keep in mind as well, that if your plan is to present false information about yourself in order to try to deceive the host into renting to you, the rental contract can be declared null and void on the basis of this false information, via the crime of Theft By Deception.
Thus, do not tell the host you’re in town for a software conference, if your real intent is to use the host’s home to have a bachelor party or shoot a porn movie.

Read and Honestly Confirm you can Agree to the Listing, House Rules, Cancellation Policy for the Reservation you want to Book

21 house rules

The most important element in being a great guest, is that you understand and agree to the terms of what you are actually booking.  This is not as simple as it sounds, based on the thousands of complaints one can read from so many hosts all over the world, for many years, about “the guest didn’t read my listing description” or “the guest said they read the house rules but didn’t” or “the guest agreed to the cancellation policy when booking, but now wants to be exempt from that policy.”

Booking an Airbnb stay is, arguably,  more complicated than booking a hotel room.  There is just no way around this.  If you want to book an Airbnb stay, you need to do your due diligence to make sure it’s a fit for you: and this isn’t something you need to worry about with hotels.

Hotel rooms, particularly of name-brand hotels, are standard cookie-cutter spaces.  The rules and cancellation policies from one hotel to another are fairly standard.  A hotel obtains walk-by business, as it is located in a commercial district in town, and so (though things are certainly changing dramatically for hotels in a post-CoronaPocalypse landscape) it’s relatively easy for hotels, thus located, to draw in guests.  All of this is different for Airbnb listings.  This is both the charm of the Airbnb stay, and the complexity of it.

One of the major complaints of Airbnb hosts, is that guests who’ve had the opportunity to read everything about the listing before booking, are booking a stay, and then complaining about things that the guest could and should have known about in advance, if they had done as they were supposed to do and read about what they were booking.  For instance, a guest complaining about the stairs at a listing, when the host has clearly explained in their listing all about the stairs.  Or a guest complaining there is no Air Conditioning, when the host made it clear there is no Air Conditioning.

If you do this, book a stay without reading about what you are booking, and then complain about things that the host made quite clear in advance, then you’re likely to end up with a critical review by the host, taking you to task for your failure to do what Airbnb actually requires that you do, namely read the info before you book.

As well, hosts who offer budget listings, don’t want to find that after they’ve put in all the work to be very clear about any shortcomings or lack of amenities, or any other aspects of their listing that guests need to know about, that you’ve booked a budget listing, but are now demonstrating that you expect to get various amenities that were never promised, and that should rather be expected at the luxury listing pricepoint.  In host terms, this is known as the guest who “Books a Motel 6 and demands the Ritz-Carlton.”  You can expect to obtain a critical review from your host if you turn out to be this type of guest.

Be Honest About What House Rules/Policies You Will Actually be Able to Follow without DIfficulty or Resentment 

I believe that one confusion and difficulty guests have in terms of agreeing to house rules, is failing to understand the applicability of these rules to their stay.

Agreeing to the hosts’ house rules means, you are attesting that you can honestly agree to follow these rules, for the duration of your stay, without any difficulty or resentment.  This is something that you’re going to need to be honest with yourself about.  Because it’s really no good if (for example) you are a smoker, booking a non-smoking listing  where it’s prohibited to smoke anywhere on the property, including the yards, porches and patios, and then get there and complain when the host finds you smoking on the front porch and tells you not to do that.  If you need to smoke on the front porch, then it’s  simple: dont’ book a listing where you’re not allowed to do that.  Only book the ones that allow this.
I’ve read hundreds if not thousands of stories from hosts who tell about guests who fully agreed to the house rules, but then showed up and demonstrated that well, no, they actually weren’t up to following the house rules, and complained when it became clear that they were expected to do so.

This kind of dishonesty will not get you good reviews from hosts, and in fact if this pattern continues it may result in hosts not accepting you as a guest at all.

It’s quite understandable that you might miss something in the rules or misunderstand what you’ve read.  This happens to all of us.  And we hosts do appreciate that there may be a lot of info for you to assimilate.  Even so, this is your responsibility to do if you want to book an Airbnb stay instead of a hotel stay.
If an issue arises, and it becomes clear that the error is yours, take responsibility for that, and not try to blame the host for having the rules that you agreed to.

Resentful guests

Do Not Put Hosts on the Defensive to Explain their Policies or Rules, Which You have Already Agreed to

This leads into the next subject, which is guests who, after having agreed to the hosts’ house rules, arrive at the hosts’ home and begin to argue about those rules which they have already agreed to.

If you have concerns about any of the host’s rules, or don’t understand the rationale for them, the time to raise such concerns, is before you book a reservation with the host.  Most hosts will be able to answer any questions that you have.  What is NOT okay to do, is first agree to follow the rules, and then argue about them after agreeing to follow them.

Unless you are in the property rental business yourself, there may be things about that business which are hard for you to understand, and which lead to rules that you dont’ understand.  Getting an explanation about these things can help put your mind at ease.  But also, it’s important to bring a “good faith assumption” to your view of hosts, and don’t assume that they are creating rules just to cause misery for guests.  Hosts want to host guests, they aren’t out to upset them!
Quite often there are reasons for rules that you may not understand, and in fact, may be hard for you to understand unless you also have had 20 years in the property rental business, AND you have a similar personality and needs/boundaries as the host, or similar past experience as the host.  For instance, a host who’s had problems with guests leaving a mess in the kitchen,  may have rules reflecting that, whereas a host who didn’t have that experience, may not.

Also, keep in mind that the host gets to run their house in a way that works for them, which may not be the way that you choose to run your house.

Don’t Assume You Know the Reason for Certain House Rules, and Then Make Exceptions for Yourself.  Rather, Follow Rules Exactly as Written on their Face. 

One of the other problems I’ve seen arise many times with guests, is when they assume that they know why a host created a certain rule, and then excuse themselves from following it under certain circumstances: all without any communication with the host about this.  This is in essence a problem of entitlement: and it’s good to be aware that hosts dislike problems that result from entitled guests.  entitlement

As an example: the host has a rule that guests may not use the kitchen after 10pm at night.  The guest may inappropriately assume that they know why this rule was written, and that it’s only to make sure there are no late night disturbances/noise in the house.  Well that may be part of the rule, but it may not be the only reason for the rule. The lesson here is not to assume you know why rules were written and under what circumstances you can break them, but just follow the rules on their face exactly as they are written. 

For instance, in my house I generally have more than one guest staying at a time.  I may have 3 guests.  If one (Guest 1) of those feels free to break a certain house rule, and the other guests (Guests 2 and 3) observe this first guest doing that, this can lead to more problems.  Now, Guests 2 and 3 may feel that since Guest 1 is breaking this rule, they are free to do so as well.  So the host may now find 3 guests using the kitchen after hours.  Or, Guests 2 and 3 could become resentful, perhaps assuming that the host gave Guest 1 permission to do something that they themselves haven’t been allowed to do.  Or, as I have also experienced: the host observes Guest 1 breaking a certain rule, and when he confronts Guest 1, this guest states he feels “picked on”, because he also observed Guest 2 and 3 breaking the same rule, and implies they were not confronted by the host.

What guests often don’t fully appreciate, possibly because most of them to do not have 15+ years experience renting rooms in their own home AND having a similar personality/needs as the host, are the problematic consequences of other guests observing one guest break a rule or rules.  There’s a whole chain of possible consequences to this, which actually have the potential to grow quite serious in certain circumstances.

Managing guests who look around for ways to argue that they don’t actually have to follow the rules that they agreed to, is not as easy as it sounds, so please do not be one of these guests.

Avoid Lending Support to any Other Guests who Are Not Following Host’s Rules

This rule pertains only to situations where you’re booking a stay in a home where there may be one or more additional guests also staying at the same home.

Guests can be put into a difficult situation, if they observe another guest doing something which clearly violates the host’s rules.  What I find is that when I have more than one guest in my house, guests often like to chat with each other, and may enjoy having a meal together or going out together.  Especially when guests get to know each other like this, they are likely to not want to “snitch” or report a guest to me, for doing something that violates the house rules, even if it it something that could cause problems for other guests, such as leaving the bathtub dirty or being loud late at night.

But keep in mind, there is a difference between simply being reluctant to “report” this guest to the host, versus actively giving support to something they are doing which violates the host’s rules.  As an example, consider a host who has quiet hours, and asks guests to try to be quiet after 10pm, and not use the kitchen after 10pm.  Now suppose that there are 3 guests staying at this home, along with the host, and 2 of those guests go out together to a show, and get home late, and begin making dinner in the kitchen at 1am.  As the 3rd guest, you may not want to “snitch” and report them to the host, but neither should you join them, or stop by to chat with them as they use the kitchen 3 hrs after the kitchen is officially closed to use.

Not only does supporting rule violators show disrespect for the host, but it can also get you into trouble along with them, and this can show up on your review.

Don’t be the Guest who Has to be Reminded To Follow House Rules 

As I’ve pointed out, staying in a private home is quite different from staying in a hotel, in that  it’s more complex. One way that this complexity can show up, is in terms of “extra” things that guests need to know about rules, how to take care of the house and the things in it (eg how to use appliances, dishwasher, hot tub), what not to put in the toilet, and so on.  If you book a stay in a private home, at a listing that has certain rules, it’s important to bear in mind that this means you are representing yourself as capable of following all the house rules and operating procedures, 100% of the time, from the moment you arrive to the moment you depart, without the host having to do any work to “remind” you.
Reminder note

Hosts dislike having to remind guests to follow the rules, much less confront anyone who’s broken their rules multiple times.  This is stressful for hosts, and it’s also stressful for guests.  All this stress can be avoided if you take the time to familiarize yourself with what’s expected of you, and follow through.  If you tend to be a forgetful person, that doesn’t mean that the host has to accomodate your forgetfulness.  Rather it means you should book at a place where there is not as much you need to remember, because you’ll do better there.

House Rules are Not Something that Can be Overridden by Majority Rule of Several Guests, Against One Host: Don’t Try to Subvert Hosts’ Authority

This  bit about house rules is something that you can read because I am a host who has a certain kind of experience, and insights on it, which are actually not that common among hosts in general.  So consider yourself fortunate here to gain this insight from what I can share here.

Something can happen in a hosts’ home, when they open it up to more than one guest, which can at times be an unpleasant experience.  It’s a sort of bullying, but it’s generally quite unintentional.  The real term for it, is subversion of authority.

This is what happens when a single host has more than one guest, or a single homeowner has more than one roommate.  Quite unconsciously (because this generally is an unconscious process and not an intentional one), the guests, who may begin to befriend each other and bond with each other, particularly if they are both on longer stays, may begin to come to “agreements” with each other about certain things in the house, which are really not their perogative to decide upon.

Again, let me provide some examples for clarity.

(1) The hosts’ house rules state that dishes will not be left in the sink, but the 2 or 3 guests in the host’s home, “decide” that they aren’t bothered by each other’s dishes in the sink, and so they “agree” that it’s okay to leave dishes in the sink.
(2) The host states that no one may use the kitchen after 10pm, but 2 guests decide that, since the host’s bedroom is further from the kitchen than theirs, and is less likely to be bothered by late night noise there, that they “agree” that it’s’ okay to use the kitchen late at night.

Regardless how well-intentioned and innocent such things may be, guests banding together to make these kinds of “agreements”, demonstrates disrespect for the host, and involves inciting others to rebellion, and subversion of the homeowner’s authority in their own home.  This should not need to be stated: a homeowner’s house is not a democracy where the majority rules, or where guests are permitted to enact a coup d’etat or mutiny, overrule the homeowner and install a whole new government of guest rule in the host’s home.   The hosts’ rules cannot in any case be “overruled” by two or more guests “voting” against him or her.  This may seem pure hyperbole to many of you, but rest assured, what I write here comes from my experience and that of other hosts: this kind of subversion of hosts’ authority has happened to many, even if generally in a minor rather than a more extreme form.
More to the point, if a host finds guests banding together to “agree” to violate his/her rules in some way, it’s likely he or she will feel either quite angry or quite threatened, and all guests who’ve colluded in this kind of disrespectful action may experience the fallout from their act of “rebellion.”
Again, real respect for the host involves following rules exactly as they are written, and most definitely does not involve forming alliances with other guests in order to subvert the homeowner’s authority in their own home.

If you know enough about yourself to be aware that you have “parent issues” or that you resent authority, this means that it’s probably best that you do not book a stay with an in-home host, particularly someone whose rules seem to make you itch with an urge for insurgency.  You would probably do best booking an entire place listing where you never even see the host!

Don’t Be the Guest Who Requires Host to Write a New House Rule

When hosts commisserate about problematic guests, one of the things that comes up from time to time, is that guest who causes the host to have to “write a new house rule.”  This is not a positive result of a guests’ stay.  What it means when the guest causes the host to have to write a new house rule, is that the guest found or invented a new way to cause problems, beyond all those the host already thought about in advance, and already had written down, based on their years of experience.  You don’t want to be that guest.

For instance, a host who offers a farmstay, does not want to have to add the rule, after your stay, “Please do not chase the peacocks and try to pick them up.”  A host does not want to open their bathroom door after you depart, find the tub or sink has been stained purple, and have to write the new rule, “Do not use hair dye in my bathtub or sink: in fact, do not dye your hair at my house.”  Hair Dye

Hosts do understand that guests may have accidents, dishes might be broken, sheets might be stained, but a good guest takes responsibility for what they’ve damaged (even if the damage was accidental) and good guests have good judgment. This means that they avoid doing things at the host’s home that will cause the host to have to write yet another rule.  We don’t like having to add more rules, and neither do future guests, who will now have more they have to read and assimilate, because others found more ways to create novel problems.

Be Available for Communications and Communicate Clearly about Arrival Time


One of my pet peeves about guests who book a stay at my home, which is something many hosts have experienced, is what I might call the “vanishing guest.”  This is the guest who, right after booking, suddenly becomes unavailable for communication.  I can’t reach the guest by email or phone. When I finally do reach that guest, all too often I hear a story such as this: “Oh, I don’t use that email very much, I don’t check it often”, or “I don’t have the Airbnb app on my phone.”  If you want to be a great guest, please don’t set up an Airbnb account with an email you rarely use, and if you’re using your phone more than your computer, please put the Airbnb app on your phone.  It’s simple to do, and it helps ensure you wont’ miss important messages.

If you’re going to be unavailable for a while, it’s best to let your host know, because the time just after booking and just before and after arriving, are times that it’s particularly important you are available for communication.  As well, during your stay, the host may need to convey important information to you, such as about a plumbing issue that develops, so please regularly check the email and phone number for your account.  Hosts rate guests on only 3 things, but one of them is communication, and it’s easy to get 5 stars in communication if you are simply available to communicate.

Don’t Pry: Have Good Boundaries, Don’t ask Invasive Questions or Snoop around Hosts’ Home 

The primary way in which an Airbnb stay is different from a hotel, is that, particularly if you book a private room, or an entire place that also serves as the host’s own residence at times and has their belongings there, you’re staying in someone’s private home.  This leads to a certain importance of having good etiquette with “boundaries.”

In a psychological/social sense, boundaries refers to the invisible lines around people and their private lives, private matters, their belongings, which marks out their need to have space or privacy from others. For instance, introverts will have more “boundaries” around their social time with others, as they need more “private time” than extroverts do.  People who are more protective or private about their belongings or spaces, will have stronger “boundaries” around these spaces, than people who  readily share all their things with others.  snooping

The important thing to know about boundaries, is that people get to have whatever boundaries around their own lives and belongings that they need or want to have.  People’s boundaries are never “wrong” or “rude”, they are just what those people need.  Boundaries go two ways in Airbnb hosting: because both hosts and guests have boundaries.  As a guest, you would not want your host just opening your bedroom door and walking in on you at any time: that would be a boundary and privacy violation.  Likewise, the host doesn’t want the guest just opening his or her bedroom door and walking in.  Do not be the guest who did as one of my guests did:  open my door and walk right into my bedroom without knocking.

That’s an obvious one, but boundaries aren’t always obvious, because people have different needs and different boundaries.  In general, as a guest, you want to make a “conservative” assumption about your hosts’ boundaries, and not expect to cross lines which could be considered important boundaries, rather than assume that a host has less need for privacy than you yourself might have.

Some concrete examples may help illustrate.

Don’t assume that you can borrow/use host’s personal belongings. In fact the host might be offended if you ask to use something that they consider quite personal, such as their computer.  Asking if they have a spare umbrella is reasonable: asking to use their personal coat or computer is not.
Don’t ask about details of the host’s life or business which would be regarded as private information, such as about their income.  Things you should never ask: how much the host paid for their home.  What the hosts’ annual income from hosting is.  How long the host has been married.  Or how long they’ve been single.  Or ask why they have certain books on their bookshelf.
Don’t go around the property opening random closets and doors to see what is in there.  This will be regarded as snooping, and it’s rude.
I recently had a guest pop out the back door of my house and come out to see me when I opened my garage door, saying he wanted to see what I had in my garage.  Don’t do this kind of thing.   It’s rude.  It’s none of your business what is in the host’s garage, and you should certainly never make a point of demonstrating that you’ve been “waiting in the wings” just to pop out and peer into a private space when the host opens it.
This guest asked for an extension, hoping to stay longer,  but because he had also already broken a few house rules during his short stay, I did not accept his request to stay longer.

Don’t Extrapolate Your 2-Day Experience to Make Assumptions about 365 Days A Year

Something many guests don’t appreciate fully enough, is that their 2 or 3 day experience at a host’s home, may not allow them to accurately understand what goes on in that environment for the remaining 362 days a year.  Again, let’s use an example to help clarify.

I have a neighbor who has a loud birthday party at her house once a year.  If I have a guest who happens to stay on the one night when my neighbor has this party, this guest may assume that my neighbor is always playing loud music, when in fact, she only does this for one night out of every year.  birthday

Thus, when you are a guest, do not extrapolate your experience to the entirety of the year and make assumptions about what commonly happens in the host’s home or the neighborhood.  All you know is narrowly about what occurred during the brief time you were there.

Be Sensitive to Waste of Natural Resources: Help Conserve Resources

Be mindful that hosts are often in a bind when it comes to use of energy and natural resources.  They  want you to be comfortable, and as happy as you can be, however, they also want you to have appropriate expectations for the price point at which you paid for the accomodations.  In my own hosting, I’ve found that guests appreciate budget accomodations.  But what not all of them understand, regarding budget accomodations, as well as mid-priced ones,  is that the price point is economical,  because there are limits as to what the host can provide.  Maybe there’s no hot tub. Or there’s no air conditioning.  The thermostat is pre-programmed, and the host will not allow you to arrive in mid-winter, and heat the unit to 80 degrees 24 hrs a day.  Or maybe not even 75 degrees for 24 hrs a day.

There is also the matter of the earth and conservation of natural resources to consider.  Some guests are less understanding of the finitude of natural resources, and that we all need to do more to conserve resources, which means not wasting electricty, gas, water.  So to be a mindful guest, follow the hosts’ requests about not taking long showers or turning up the thermostat beyond a certain point.  (Remember, you can ask about any such limitations in advance, so make sure you do if you have concerns or specific needs)  Bring adequate clothing so that you don’t expect the houses’ central heating system to make up for your having come ill prepared for the season, and only brought short sleeve shirts in midwinter.  If you want more heat or more amenities, select a listing that provides those things.

Clean up After Yourself

One of the things that helps most to make a good impression on hosts, is the guest who is diligent about cleaning up after themselves in common areas.  Also, though it doesn’t necessarily have any impact on the host or other guests if your room itself is not kept clean during your stay, keep in mind that hosts will generally feel more comfortable with guests who keep their room relatively clean.  If the host walks by your room and sees food or trash on the floor, this may cause them to cringe and feel reluctant to invite you to stay again.

Check out image
Checkout Means You’ve Left the Property and Turned in Your Keys, Not that You Have Vacated the Room and Are Spending the Next Few Hours in Hosts’ Kitchen

You can probably guess what experience led me to realize I needed to state the obvious.  Yes, a guest who packed up all his things and vacated the room by checkout time, but then sat in the kitchen and communicated that he expected to stay there a few hours until a friend picked him up later.
That’s not how checkout works.  Checkout time is not a suggestion, it’s a requirement.  It’s the point at which your paid reservation expires, and at which, if you are still in the listing, in the legal sense, you are now considered to be officially trespassing.  The host might allow you to “hang out” in the kitchen or elsewhere in the house after checkout, but ask about this, rather than assuming that this will be allowed.
Some hosts will allow you to leave your luggage after check out for later pickup.  If the host allows this, make sure not to impose by expecting to return for the luggage and then take a shower or cook dinner in the host’s home after having checked out!

Don’t Leave the Hosts’ Home with More than Your Own Belongings

This is something that shouldn’t really have to be said…but then, those of you who are great guests by nature, considerate and thoughtful by your very nature, probably need very little help at all to continue to be the excellent guests you already are!

Most everyone will realize that you’re not a great guest if you steal the host’s property.  However, even “borrowing” their belongings, and taking them off the property, is not something you should ever do without asking.  So for instance, if the host has put books in your room, and you find an intriguing novel there, you should not assume it’s okay to take that book with you to the beach.  Always ask first before taking any of hosts’ belongings out of their home.  What they’ve put in your room is for you to enjoy while ta their home.

Also, when checking out, please do not take with you extra supplies that host has provided for guests at their home.  Too often, guests assume that since there is toilet paper or shampoo provided for their use, that it’s okay, on check out day, to depart the premises with 12 rolls of toilet paper, 3 extra mini bottles of shampoo or hand soap, as well as various bulk kitchen condiments provided for the guest during their stay.  The host will be angry when they find you’ve done this.  If instead of just using some of the coffee beans for your 2 day stay, you’ve absconded with the entire 1 pound bag of coffee beans, you will not receive an excellent review.

Be Positive and Grateful

What I’ve noticed over many years as a host, is that when I sense a guest has a positive energy and an attitude of gratitude, this has a very positive effect upon me.  And this alone in the guest, can make up for other shortcomings.  So, even if you find it hard to be a “perfect guest” or “Superguest” in some ways, rest assured that if you carry a positive attitude with you and convey gratitude for your stay at the hosts’ home, this will likely have a powerfully positive effect on the host!

Hosting During a Pandemic??

As the Coronavirus or COVID-19 pandemic spread out across the globe, most all Airbnb hosts found themselves heavily impacted, with many cancelled reservations, and empty properties.  This article is not directed at those Airbnb hosts or other short term rental operators for whom their income from short term or related property rentals is “extra” or discretionary income, but rather those for whom this is essential if not primary income.

One of the biggest and most pernicious and ugly problems in the host community, and one of the most ubiquitous, is hosts who judge other hosts, because the others aren’t doing their business the way these hosts think they should be.  I’m not referring to hosts who have concerns about the mega-hosts who run many dozens if not hundreds of properties via rental arbitrage, as this model quite arguably isn’t actually “hosting”, it is more properly termed a large vacation rental business/corporation.  Rather I’m referring to hosts who can’t seem to let other hosts set their own thermostat, write their own house rules, decide their pet policies, or do their own type of screening, without feeling a need to lecture to them.

So let’s cut to the quick here: if you can’t stop yourself from judging other hosts and insisting that they run their business the way you say they should, then stop right here and do not read further.  Because it’s quite likely that if you can’t leave others to run their business as they see fit in normal times, you’ll have an exceptionally difficult time allowing them that right in a pandemic.

What is the plan forward from here? I want to explore a number of approaches to this question.

These are some of the options hosts are taking now, and I’ll talk a little about each
(1) Keep my listing/s empty and hunker down, wait this out, until it’s safe to start up business again.
(2) Rent out my listing/s to essential workers, travel nurses, or others with situations that requires them to be in the area in temporary housing.
(3) Shift to taking long term renters.
(4) Take short term rentals as they come in, if my state/region allows this.

With each of these options, hosts may be able to draw unemployment income and/or obtain pandemic loans to ride them through these difficult times.

First Option: Keep Listing Empty, Wait it Out

As to the first option, that of keeping your listing empty and waiting it out.  This is arguably the most conservative and safe approach, but it’s also the most simple-minded and approach in one key way.  We can see this when we begin asking, what does it really entail?  What this approach implies is far more daunting than might be seen at first glance.  In fact, in many cases this approach may ultimately prove quite impossible.  The reason for this is that the pandemic and the virus don’t simply cease to exist at the expiration of your government’s shelter-in-place order.  Unless you happen to live and host in one of the rare nations like New Zealand that either has had virtually no virus intrusion, or has taken very strong measures from day one of the first virus case, involving contact tracing and required quarantine, so that the virus can be declared “stamped out completely”, there will be plenty of virus still around when shelter in place orders are ended.

Case in point is the United States, with more virus cases than any other nation, closing on 1,200,000 confirmed cases, and more in one city alone — New York City — than in any other nation in the world.  If the shelter in place orders all expire at the end of May, this means that from the time guests first began a flurry of cancellations, hosts would have gone 2.5 months with no business, no income.  If the shelter in place orders expired one month later, at the end of June, hosts following this approach of keeping their listing empty, would have gone 3.5 months with no guests and no income.   The key question here, is how long can hosts go with no income whatsoever from their rental property.  Again, this article is directed to those hosts for whom their rental property income is essential if not their primary income, so please jump right off this page and get lost  if you are starting to feel a need to lecture hosts that they should never run a short term rental business as a primary business, but only as a “hobby.”  If you can be a hobbyist with your rental property, you come from a place of relative privilege and it’s wholly inappropriate for you to lecture to others in a less privileged situation.

There is a difference between what we have to endure, versus what we choose to burden ourselves with in the name of safety.  Hosts who are under a government mandated shelter in place order that requires they close their short term rental during this time, have no choice but to stay empty.  Yet as I’m beginning to suggest, it would be misguided to think that there is a black and white difference between what one can safely do during a shelter in place order, and in the days and weeks subsequent to the expiration of that order.

Whenever a shelter in place order expires, say at the end of May or the end of June, that still leaves us with thousands if not millions of active cases of coronavirus across the US.  Any one of those cases, has just as much chance of spreading the virus, as did the very first case of Coronavirus that arrived in the US early in the year, or possibly even in December of 2019.  Just because the shelter in place order has ended, does not mean that any prospective guest who would like to stay at your Airbnb listing,  isn’t a carrier of the virus.  Any guest could be a virus carrier this week, next week, next month, or 6 months from now, a year from now.  Until we develop widespread testing, there’s no way to ascertain who is and who is not a carrier, for many are asymptomatic, and until we develop a vaccine, there’s no way to be completely safe from carriers of the virus.

So the question then becomes: not whether a host can weather 2.5 months or 3.5 months of “lockdown” and no business during shelter in place orders, but whether that host can go 6 months, or a year or 18 months, with no income from their rental property, until the point where there is either widespread routine testing and/or a vaccine.  And I know very few people indeed who could confidently and contentedly say that they can afford to go 12 to 18 months with no income from their rental property.

So this is the major shortcoming of the “wait it out” approach: the fact that to be completely safe, you’ll need to wait it out not for 2 or 3 months, but more likely for a year or more.

Second Option: Rent to Essential Workers, Travel Nurses

This option is in my view more workable than the first, but it probably will not work for those renting out a room in the home they themselves live in, because hosting front-line workers or essential workers would be the position of greatest risk to in-home hosts.
These workers are much more likely than others to become infected and spread the virus, because of their greater exposure, particularly the case with medical workers.  For instance, I rent out rooms in my home, and had a FEMA worker inquire about staying at my house for a few months, but I could not entertain this option because this worker would at times possibly be in close contact with some persons infected with the virus, and even with PPE, this made this kind of worker a much greater risk to my home than most others.

On the other hand, this approach could work well for those renting out entire units, (which is where I think FEMA workers and travel nurses should be seeking to stay, not in rooms in hosts’ homes) particularly if the essential worker wants to rent for a longish stay, which then means that it’s more do-able to leave the space vacant for 72 hrs after they depart, in order to safely enter it to clean it for the next occupant.

Third Option: Shift to Taking Long Term Renters

Many hosts who normally do short term rentals, may want to shift to taking a longer term renter at this time.  This is difficult for hosts who got into short term renting precisely because doing long term rentals didn’t work for them or involved too many problems.  So to be bounced back into that problematic type of business is painful.  However, when you take stock of what your losses will be if you can’t fill your property, or get adequate unemployment income or a pandemic loan to help you during this time, this might be the route that many hosts need to go.  See my article on screening renters to try to avoid mistakes and taking in the wrong type of person.  Taking in a long term renter is most fraught with potential problems for hosts renting out entire units in areas that have rent control and eviction control, but is complicated for most all of us now due to all the “eviction moratoriums” that are being put in place around the nation and the world.  It could happen that you take in a renter who pays the first month’s rent, but then declares they have no job or income now and can’t pay any more, and isn’t willing to move out, either.  But ironically, having a nonpaying renter during the pandemic in some ways is less of a problem than having the same in normal times.  To look at the positive side:  in a time when it’s difficult to get any renters at all, carrying a nonpaying renter actually is less “costly” for property owners now than it would be during boom times.

For both long term and short term renters, a host or property owner would do well to screen these renters in terms of whether they are less likely or more likely to have been exposed to the virus.  I’ll explain more about that below.

Fourth Option:  Take Short Term Rentals as they come in

It may seem that there are no short term rentals happening now.  That isn’t actually the case.  It depends where one is.  Some hosts in more rural, remote areas are actually reporting that their business is booming, as people are fleeing urban centers now (though sometimes violating shelter in place orders as they do so) seek a rural area to stay in for a month or two, where they feel safer.
Also, not all parts of the nation have banned short term rentals.  As well, some hosts are taking short term rental bookings even though strictly speaking the shelter in place policies dont’ allow these in their area at the present time.  Most regions which are prohibiting short term rentals, still do allow such rentals for “essential workers”, which leaves one to wonder who is going to police what kind of work your guest is, or isn’t doing.
In some areas, Airbnb itself has blocked calendars on hosts’ listings, preventing them from taking reservations at this time, due to the dangers created by the pandemic. For instance, this article reports that Airbnb blocked calendars of most all hosts in the UK for this reason.
This article does mention that “essential stays” will still be allowed, but I can’t see how an essential stay can be booked on a calendar that has been intentionally blocked.

This approach of taking short term rentals as they come in, and if they seem to be safe, will be one that hosts just have to experiment with and see if they get enough inquiries and if it feels sufficiently safe to them.  Particularly if they rent out an entire place listing, they are safer than renting a room in their own home, and even more so if they can keep 72 hrs between each reservation, thus assuring time for the virus to dissipate in the air and be cleaned off surfaces with disinfectant.

Though the USA has more virus cases than any other nation in the world, the distribution through the nation is not even, and so hosts in areas which are less impacted might rightly feel safer in taking in guests, than those from more heavily impacted areas.  For instance, California as a whole has had 52x fewer deaths from coronavirus,  than New York City, and the SF Bay area has had 85x fewer deaths than NYC area.  California has a population of 37 million and has had 2000 deaths,  the SF Bay Area has a population of 7.7 million and has had 280 deaths, whereas New York City has a population of 8.5 million and has had 24,000 deaths.  This makes it much riskier to take in guests in NYC, or take guests FROM the NYC area, than to take in guests in California generally. And some areas of California, like Modoc county, have ZERO cases of the virus in their region.  This doesn’t mean no cases will ever arrive there, but it does present a comparatively safer area.  All of which is just to point to the fact that the virus situation differs from region to region across the nation, and hosts should be able to decide for themselves what they think is sufficiently safe for their own business.

On that note, let’s talk about screening prospective renters in terms of the virus risk they may introduce into your home.  This should be something all hosts consider, especially if they are bringing renters into their own home in which they live to share common spaces.  If you are renting an entire place, this may not be a concern of yours, particularly if you can leave several days’ (at least 3 days) space between reservations to allow any virus on surfaces to die or be cleaned away.

One way of screening such renters would be on the basis of where they are from and/or where they have recently traveled.  Are they from a virus hot-spot such as New York City, Italy or Spain? In such a case you might err on the side of caution by declining them.  What work do they do, in what kind of context? People in work that puts them in hospitals, or in medical care, or in nursing homes, or in homeless shelters, or in prisons, in any other congregate living facility, or in other work with populations who have a higher risk of infection, you may want to avoid hosting if you rent rooms in your home.  Those who can do their work remotely from your home pose the least risk, those who work in grocery stores or other places such as banks where they come into contact with others may pose an intermediate risk.  Also, assess whether you feel confident that the prospective guest would take the shelter in place rules seriously and would wear a mask outside, stay 6 ft away from others, avoid large gatherings or visits with friends, etc.

Regardless what approach hosts take, it would be prudent to draft a set of rules for guests about what you expect of them in order to keep your house and property safe from the virus during this time.  Such as that they follow shelter in place rules and wear masks when out, and go out only to conduct essential business.  Masks on

A Guide To Screening Prospective Renters

Now that short-term rentals have gone bust due to the CoronaPocalypse, many Airbnb hosts are either shutting down temporarily, or switching to taking longer term renters, obtained from Airbnb, or standard rental sites such as Craigslist or or other rental listing sites.  I strongly advise that if you have no experience with long term rentals, or are not well informed about local landlord-tenant laws, you be extra careful in considering taking longer term renters.

For those moving to seek longer term renters,  many of us have discovered that the quality of prospective renters has decreased significantly.  Particularly given that many municipalities are now passing some form of “eviction moratorium“, property owners are well advised to be extra careful with whom you take in at this time.  Particularly with low-quality inquiries for long-term stays via the Airbnb platform, keep in mind that the bar to entry is far lower via an Airbnb booking than via a direct arrangement.

For a standard rental arrangement, renter needs to provide you with referrals, employer contact/info, credit score, past rental history, and/or pass a background check which looks into past eviction history and/or criminal history.  Also in order to move in, the renter needs to pay first month rent, last month rent and security deposit.  You have the opportunity not only to see a photo of them but talk to them on the phone or via skype, or meet them in person and thus have more opportunity to get an intuitive “hit” on how you respond to them.
By contrast, when considering a prospective long-term renter via Airbnb, you get NONE of the above!  Consequently, it’s much easier for “bad actors” to gain access to your home via an Airbnb booking, than for them to do this if they approach you directly.  Consider yourself warned!  If someone requests to stay long-term in your home via Airbnb, and you have concerns/doubts or feel like you just dont’ know enough about them, I suggest limiting their Airbnb stay to less than 4 weeks, which means they dont’ legally qualify as a tenant. This will allow you to meet and get to know this person, and if both of you feel comfortable with the arrangement, you can allow them to extend their stay after you’ve had this opportunity to suss things out.
In general, I’ve found that Airbnb renters are of higher quality than those one finds on Craiglist or other sites, but not always, and at this time of upheaval and instability, I’m getting far fewer inquiries via Airbnb, and the ones which do come in are in several cases lower-quality inquiries.

bad renter cartoon

The first step you can take in your screening, comes at the time when you create your advertisement for your rental.  Instead of simply providing information about your rental in the ad, I suggest asking at least one, perhaps 2 or 3 questions in the ad, which you then request responders to answer.  Easy questions like: “What about my ad/rental is of interest to you?”  or “Have you read about my rental on my website?” (if you have one).  or “How is the pandemic effecting you?” In addition to asking questions, instruct interested people to tell you a little about themselves when replying to you.

I advise asking open-ended questions in particular, as this allows the prospective renter to say things about themselves without being clued-in as to what kind of response you are looking for.  Because the more you reveal about exactly what kind of person you are looking for, the more you give a prospective renter the tools to figure out how to lie and misrepresent themselves, so that they can appear to be the kind of person they believe you are looking for.

In particular as regards the question about how the pandemic is effecting the person: this can give you a lot of info.  If they respond by saying that they lost their job, this probably is not a person to whom you want to risk renting to.  If they respond saying they are going crazy and experiencing deep depression, you should be cautious about renting to someone in a state of mental instability.  Depressed person

Putting questions into your ad and a request for respondents to say a little about themselves, will help you accomplish screening even before you have to say anything.  It will allow prospective renters to screen themselves out, by demonstrating that they haven’t even bothered to read your ad.  A surprising number of those replying to ads on Craigslist don’t say anything at all about themselves, and a significant number of others will send “form replies” out, in which they send a pre-written response to all the ads they are interested in.  It’s my thought that people sincerely interested in what you are offering, can at least put in the work to read the paragraph that you’ve written, and respond to one or two simple questions.

Next step, is taking those respondents who have actually said something about themselves and/or answered your simple questions, and begin more in-depth screening.

To begin with, though this may come as a disappointment to many renters, property owners do actually want a renter who can pay the rent.  We aren’t interested in providing free charity housing for all those in need, particularly since we have to pay our mortgage, our property tax, our insurance, our utilities, our repair and maintenance bills.   I have not heard of one single city or government representative talking about forgiving or even deferring property taxes, for instance.
In this time of economic devastation caused by the coronavirus pandemic, many are out of work, or have had their hours cut back, are on unemployment, have lost their business, or have other financial difficulties.  Many property owners are responding to this devastation, either out of compassion or from practicality, by reducing our rents.  This is all we can do.  We cannot offer free housing.
Thus, it’s going to be difficult for people to find a place to rent, if they have no job, and no source of income, particularly during a time when eviction moratoriums are in effect in many regions.

Even for those with significant savings, I would caution property owners about taking in a renter who has no employment, but asserts that they have plenty of savings and thus can afford to pay their rent.  Why? Because the eviction moratorium laws in place in many regions, specifically state that landlords cannot force renters to use their savings to pay rent, if they have lost employment due to the pandemic.  What this means, is that someone could move into your unit after having shown you a bank statement proving that they have adequate savings to pay their rent, and then immediately stop paying rent after they move in, stating that government has said that you can’t force them to use their savings to pay rent, and showing you documentation that proves they lost their job due to COVID-19.  Now you’re up sh#t creek without a paddle, as the saying goes.

This is just one of the many examples of why property owners need to be capable of adequately thinking things through, before deciding to rent to someone.

bad tenant badder landlord

Now it may well be that this individual who says he has plenty of savings to pay rent during this time, is quite sincere and will in fact pay the rent. In fact I think that is likely in most cases.  But distinguishing the sincere and honest person from the desperate one willing to tell a lie to gain a roof over their head, may be difficult for some, so beware and take care.

Another screening point involves asking about where the renter is living now, and why they are moving.  What’s involved in this question, is you wanting to discern whether they are moving and seeking a new place to live for the RIGHT reasons rather than the WRONG reasons.  Right reasons would be things like: “My lease is up” or “My roommate moved out and I want to find a new place” or “I’m having conflicts w/ my roommate over coronavirus issues”  (You’ll need to ask about the nature of those conflicts, to ensure they won’t replicate in your home).  Wrong reasons would be things like, “I got evicted”, or “I found a little spot of mold on the wall and I’m suing my landlord for $100k” or “My roommate pulled a gun on me/was using meth” (Hint: people who have friends with very low functioning type behaviors, tend not to be too healthy themselves), or “I had a nervous breakdown” or “My roommate just tested positive for COVID-19”, you get the picture.

In general, I suggest you be very cautious about renting to anyone who is wanting to move because they are having problems with their current roommate or landlord, unless what they describe sounds like a legitimate “landlord from hell” or “roommate from hell”, or sounds like “Corona-stress”, eg a case of personality conflicts escalating due to stress from people being forced to spend more time together.  What you are looking for and want to screen out, is evidence that a prospective renter has poor judgment, and moved into a place without due diligence, or out of desperation.  poor judgment

Because people can lie when they think telling the truth might disqualify them for your rental, it might be a good idea if you ask “key questions” like these on the phone with the individual, rather than by email. Why? Because if you ask these “tricky” questions by email, they will have plenty of time to craft a lie in response, and you won’t be able to detect a written lie as easily as one told on the phone.  If you “surprise” a prospective renter with a question asked on the phone, they’ll have no preparation time to craft a lie, so you’re more likely to hear the truth this way.

Sometimes prospective renters will say things when you talk to them on the phone, that seem “odd”, or “out of left field” or which seem too invasive regarding your personal private information.  These are warning signs you should consider.  For instance, I once had a prospective renter ask me questions which were clearly oriented to uncovering what my screening process was.  Why would someone be curious about that? Well, I plugged this persons’ name into Google, and found he’d been sued by a previous roommate/partner for allegedly stealing $200k from that person’s bank account, and then I plugged his name into the local Superior Court website, and found an eviction record for him as well.  So a light bulb went on: this person wanted to find out how I screened for renters, because he was trying to come up with a strategy for how to “beat” or game the system, and avoid being screened out, with his eviction history and lawsuit alleging theft of $200k.

Beware the prospective renter who says “you wont’ have any problems with me.”  Because you’re likely to have problems with them.  I’ve found that the normal average honest person rarely says things such as “you’ll have no problems with me”, because they aren’t even thinking that you’d be thinking you might have problems with them.  But those who have good reason to think you might think you’ll have problems with them, are likely to try to reassure you that you won’t.  Make sense?

Beware the prospective renter who is very eager to demonstrate that “we’re friends” because they have interests in common with you.  While it might seem like a positive to rent to someone with similar interests, you need to be aware of something else that could well be involved when a prospective renter seems overly passionate about pointing out their similarity of interests, to the point of announcing “I can’t get over how similar we are!” or “We think exactly alike”.  And that is, that this renter may be subtly trying to influence you, to use not your ordinary methods of screening for renters, but instead rent to someone using THEIR preferred methods, namely, their own public relations stunt and to base your decision upon their presentation as twinsies with you .  If you feel overly influenced by someone’s campaigning for how great a roommate or renter they would be, it’s likely your intuition has something to teach you here, and there is in fact too much PR and too much campaigning.  A good renter simply presents themselves honestly and then lets you make the decision, they don’t try to con you and do a whole sales job number on you about why you should rent to them.

Beware the prospective renter who comes to your house to see the rental, and then makes weird/wacko statements/questions during the tour.  You do not want someone who asks if that spot on the wall/wood/furniture is mold or mildew, or a cobweb.  You might have cause to be concerned w/ someone whose questions seem primarily to point to trivial issues such as what temperature the thermostat is set at, or what day the trash pickup is, particularly if such questions are in combination with any comments that reveal the renter as not particularly thoughtful when it comes to your own needs.  I recently had a prospective renter come to my beautiful house to look at a rental room, and then ask if I lived in my own garage.  I was quite taken aback as to why someone would think I lived in my garage, when I had plenty of space in the house to choose to live in, and also as the garage gave no appearance of being anything other than it was: a normal garage.  People who say dingaling things during a brief tour,  may be helping you out enormously by revealing something not quite right in their mind, and saving you from all kinds of difficulty that you could have if you’d rented to them.

Beware the prospective renter who imposes upon you, isn’t respectful of your time, or does other things that are inappropriate or concerning.  For instance, a renter who makes an appointment to see a rental room in your home, then comes over to your house with one or two friends, not having asked in advance whether it was okay to bring someone else.  Or a renter who doesn’t show up at the appointed time.  Or one who starts snapping photos of your house without asking permission, saying something like “I want my girlfriend to help me decide.”  blabbermouth

Beware the prospective renter with too many questions.  While it’s a good thing for a prospective renter to be clear about what you are offering, particularly if you are not wanting a lifelong renter, who expects to stay at your property for oh the next 10, 20 years or the rest of their lives, someone who asks what seems like an unusual number of questions, particularly about things that you don’t know or don’t have much control over, could be an indication of someone with unrealistic expectations, or who wants such a perfect fit that you may begin to doubt they only want to stay one month, and suspect them of a secret mission to try to stay for 10 years.

Beware the prospective renter who does not demonstrate enough respect for your own needs, particularly if they are very reasonable ones such as following house rules, or asking to be paid first month rent, last month’s rent and security deposit as move-in costs.  I mention this because of  two recent visits by prospective renters, both of whom had the opportunity in advance of coming to read what I wrote on my website about payment and understand the move-in costs.  After showing them the house, and beginning to talk about payment, I was quite surprised to find both of them balking at paying more than just one month’s rent to move in.  Each of them wanted to stay for more than a month: 2-3 months for one, and the other about 6 months.  Yet each wanted to pay only for the first month, and one (who had previously argued that she had plenty of money in the bank to pay all 6 months’ rent that she sought)  insisted she could not even pay that 2 weeks in advance of move-in, but only at the very moment of move-in.  Such a stance at the very least shows a lack of respect for the landlord’s own needs, as well as a shocking degree of unfamiliarity with standard rental process, particularly coming from individuals well into middle-age who have been tenants elsewhere before.  There is also the suggestion of bullying or trying to exploit a property owner whom they may view as someone they “have over a barrel” from the results of the pandemic on rental property owners.  In fact one of these prospective renters came out and told me directly, as justification for her insistence on paying only one month rent in advance,  that she knew that “Airbnb hosts are having a hard time now, so…”

Nope!  You NEVER want to rent to anyone who gives any suggestion that they are playing you, or trying to exploit or take advantage of a hardship you or your industry is facing.

As well, I hope all landlords will know this — and if you don’t, you better watch the movie “Pacific Heights” which lays out the problem all so very devastatingly clearly — but you can NEVER let someone into your rental, until you have cash in the bank or in your hot little hand from them.  A check in hand is not good enough.  That’s what the foolish landlords in Pacific Heights had.  But the check was no good, and once the tenant got in, it took them months and huge expense to get him out again.
This means that a renter can pay by check, but they can’t get into your rental until you’ve cashed their check at their bank (which will verify that it’s cleared) or deposited it and verified that it’s actually cleared..which could take a couple weeks.  Gerbil

Beware the renter who reads your house rules and then asks that you make an exception for them.  They read that you don’t allow pets, but they have a cute little kitten who is very well behaved, or a tiny dog that never causes problems and is in its crate most of the time anyway, or a pet snake or pet rabbit or pet bird, whatever.  When you write up your house rules, make sure that those are actually the rules you want: and know why you are making that rule. Dont’ add rules without knowing why you have them.  And if you know why you have a rule, then you don’t’ just allow someone not to follow it, because there was a reason you had that rule.

So for instance, if you don’t want renters with dogs or cats, but are okay with other small animals such as rabbits or gerbils, say so in your rules.  But if you understand that people will ask for an inch and take a mile, and bring a gerbil which somehow ends up morphing into a Golden Retriever or German Shepherd dog, then don’t allow any exceptions.

Finally, I suggest that you get some referrals or documentation from the renter, demonstrating that things they have told you are actually true.  Eg if they say they are employed, get verification of that.  If they are a student, get verification of that.

All in all, when assessing a prospective renter, I suggest you look to see whether their whole presentation is coherent and all the parts of the story make sense when put together as a whole, and that as far as possible, you choose renters who have a clear job/project or set of responsibilities, or clear plan and/or goal, as opposed to a renter whose statements about themselves and their life or interests conflict with each other or who dont’ seem to have a clear trajectory.

People who are lost ships at sea do not make the best renters.  These are the “I’d like to rent for a week, or 10 years” kind of people, who don’t really know enough about their life, their plans, their situation, for you to know if they are a fit to what you’re offering.
Tarot reading 2

So these are some tips which I hope might go some way towards saving you from the difficult experience of a bad renter.  In sum, “listen to your gut” and follow your intuitive hit about the situation.  If in doubt, you might, if you are “woo-woo inclined”, do a Tarot Card reading or get an astrological chart drawn up on whether to rent to a specific person.  I suggest that you do not act out of fear or desperation when considering a renter.  It’s a far worse thing to end up with a really bad or nightmare renter, than to leave the rental empty for a time.


Avoid Overextending Yourself Financially in your Hosting/Real Estate Business

As this unprecedented global pandemic descends upon us, it’s accompanied by  a vast and unprecedented economic calamity.  Some businesses will see much more of a devastating hit than others, and those businesses which rely upon air travel, tourism, short term rentals, or are connected with the hospitality or service industries, will be particularly hard-hit.  This includes vacation rentals and short term rentals and Airbnb hosting.

The losses we are seeing now, shine a light on an issue that I’ve been concerned about for some time, which is my observation that many property owners, once they amass a certain amount of capital, seem too eager to reinvest those funds into additional properties, and “put my money to work for me.”  I think what we are seeing now demonstrates that if you send your money out to work for you, your money might get laid off and fail in the task which you sent it out to do.  Your money might disappear.

There are 5 people I’ve known personally who have lost their homes in foreclosure over the last dozen years or so, and each was a terrible tragedy.  None of these losses was inevitable: they could all have been avoided with more financial prudence.

In one case (#1), during the 2008 recession, a neighbor couple who owned two houses was having financial problems.  They sold one house, but somehow still could not pay their bills.  I suggested that they get a roommate or two, as they had space for this.  “I wont’ have someone messing up my kitchen”, one of them countered.  Well, soon enough they had no kitchen, as the bank foreclosed upon their home. Foreclosure

In another case (#2), a friend who owned his house outright, refinanced and took out a mortgage on his house so he would have some cash.  He made foolish decisions with his expenditures, and within a year he lost his home.  He then began living in a van.

In two other cases (#3 and #4), two acquaintances who both owned their homes outright, (million-dollar homes in the San Francisco Bay Area) wanted some extra cash, so they refinanced their homes and took out a mortgage. Unbeknownst to them, the lender they were both working with, had a history of engaging in mortgage fraud.  According to their statements, they paid the mortgages they owed in a timely way, but the lender claimed they had not paid, and foreclosed on both their homes.  One of these friends became extremely distraught and never recovered, and died of a heart attack a couple years later.  The other ended up homeless, living in his car, until he moved to Ohio and obtained Section 8 subsidized housing and now lives on welfare in that area.  mortgage fraud

The 5th property owner (#5) owned a rental home in Berkeley.  She did not choose her tenants wisely, ended up with entitled and hostile tenants, foolishly got involved in a heated argument with them, at which point they contacted the city and complained of code violations.  The city shut her down, refused to allow her to rent out her property until a few issues were resolved that could have been fixed without much expense.  But she was unable to get the tenants, now refusing to pay any rent, out of her home in a timely way, and with the loss in rental income, she became unable to pay her mortgage, and lost the home in foreclosure.

Now, during this pandemic, I’ve read accounts of a number of hosts (#6) who fear losing their properties if they have no income for a few months and are unable to pay their bills.  It’s my hope that government relief will come in to forestall that, but even so, these individuals are revealing that they are operating without enough of a cushion of savings.

The problem that all of these people had, was either that they didn’t actually have enough savings or enough of a cushion for the situation they were in (#5, #6) , or that they mistakenly expected things to turn around and their income to be back to normal soon (#1), or that they borrowed/overextended themselves too much, or from the wrong lender (#2, 3 and 4) to accomplish their goals.

There’s a drive in many Airbnb hosts that I’ve seen, and which I feel quite uneasy about, to not be content with a modest business, but to want to buy more and more, and to build “empires”.  Building a bigger business isn’t necessarily a bad thing, but it should not be done out of an unexamined ego-driven urge to just get more and more stuff,  and more and more income.  I think too many of us are unthinkingly propelled by an urge to get more and more, while the things that are of real lasting value in life — relationships with our friends and families, spiritual practices, fulfilling hobbies and all that brings us joy in life — ends up pushed to the side.  No, building your business bigger and bigger is not in and of itself of any value at all.  When we get to the Afterlife, aka “Heaven”, how much money we made and how much stuff we had, will be of no relevance whatsoever, in relation to our Eternal Soul.  Rather, with the perspective that we gain once we are there where all truth is revealed, we will realize we’ve been incredibly stupid if that’s all that we focused on in life.  Let this instance of a global pandemic help put these matters into perspective.

Let’s be content with a modest income and a modest lifestyle, and be happy that we have enough.

Let me tell you a story about my own situation which illustrates how I assess decisions about whether or not to grow a business.
I own one house, my own house, and rent rooms in my house to Airbnb guests. So this is quite a modest business.   Though on paper I could afford to buy a second home and do the same in another house, my own sense of this is that such an investment would be too risky for me as (1) it would take too much of my savings to get started, (2) properties in my area (SF Bay Area) are so high priced in relation to potential rental income one could bring in for them, that only unusually low-priced homes would make sense to use for this purpose, and those are in scarce supply or not near enough to where I live to be practical for me to run.  Eg, if you buy a home for which the monthly operating costs are $3000 to $4000, and you can only expect to bring in $3500 to $4500 a month income at the most via rental income, then this is not a viable business model.

At one point my parents, proud of the rental business I’d created within my own house, offered to help me buy a 2nd home to expand my business.  I still felt uneasy about this. I would still need to put a significant amount of my own money into the pot, and devote a lot of time, energy and finances to this additional house, particularly if it were a more affordable “fixer-upper”.   I did not really see the point of this, when as things were, I was living modestly but comfortably already.  I worked, but had sufficient free time now to do the things I liked to do, which was really important, as the things I liked most and which gave most value to my life, were not related to my paid work or my rental business.  As I saw it, if I bought another house, I’d have much less free time, so much less of my life would be oriented to doing the things I most enjoyed doing.  I’d end up being a slave to my business, locked up in “golden handcuffs”, rather than having a business which supported me to live the life I wanted to have.  golden handcuffs 2

As well, I think one clear lesson of this pandemic, is the value of having adequate cash savings.  Not assets, not properties, not stock or mutual funds investments, but actual plain old cash.  Some people are pretty good at figuring out the best options for investments that will provide a decent return, but I’ve not been so successful at investment.  I tried investing a rather small amount in two different “standard” investment options, and lost funds in both situations.  Given that I’m also a low-risk person generally, it just began to seem a lot more sensible to leave money in the bank rather than risk losing funds in the hopes of a good return.

Having enough savings to be able to go 3 to 4 months or longer, without any income, would provide a lot of protection now from stress and panic.  Many hosts are anxious that they will lose one or more properties or perhaps even their own home, during the economic tsunami that is hitting us now.  Few people in my opinion have enough savings.  I have a friend who is a homeowner, and is over 70 years old, but he cannot retire because he has no savings.  He goes to work every week, (by bus, since he has no car and doesn’t drive) and lives virtually paycheck to paycheck.  He literally does not have enough money to tide him over should he come down with an illness that requires him to stay at home for a month.  Yet he’s spent a lot of money on foolish things: building an elaborate treehouse in his yard, building a large greenhouse, adding solar panels to his home, buying lots of cute patio furniture and garden decorations that he doesn’t really need.  At one point, in order to obtain more cash to spend in more foolish ways, he refinanced his home and now pays an even higher mortgage than previously.  I’ve urged him to take in one or two roommates so he would have some additional income in case he can’t work, but he’s refused, as he enjoys living alone.  When a shelter-in-place was announced in my area, he was angry and insisted he had to go to work because “who’s going to pay the bills?” a question which he fails to see the irony in, since as he ages, it’s less likely he will be able to continue doing the work he is doing and pay his own bills.

There’s a lot of value in being able to see “the big picture” and look beyond the present moment, and in having sufficient imagination to understand that things might not always be the way they are at present.
Even in ordinary times, the vacation rental and short term rental business is built on unstable ground, as STR regulations have been lacking in many areas, and new regulations have continually been passed which prohibit doing this business in many places.  The result of that has been that many vacation rental and STR owners have ended up operating illegally, which is certainly a very risky way to do business.  Vacation rentals are oriented to those with disposable income, who can afford vacations and trips, and in times of financial downturn, there are fewer such people.

All in all, I would encourage people to be content with a modest income and avoid feeling compelled to “build an Airbnb empire.”  You don’t need an empire: what you do need is time in your life to pursue those activities and passions which bring deep meaning and contentment to your life.  Making more and more money is not this.

Why Coercing Airbnb Hosts into Being Unpaid Travel Insurers is Wrong

Since nearly the beginning, Airbnb has had a policy called “Extenuating Circumstances“, whereby guests who would not normally be eligible for a refund when cancelling a reservation (the contract they enterered into has a cancellation policy that doesn’t allow that), are issued a full refund, at the expense of the host, when the guest’s situation fits within a list of approved “extenuating circumstances.”  As most hosts are now aware, Airbnb has now expanded this policy to cover virtually all Airbnb reservations, anywhere in the world, from mid-March to mid-April, and perhaps longer, as the pandemic could last until August or beyond.

Even worse, Airbnb has now actually begun to go back to past, completed reservations, those which ended in February or January, and override hosts’ cancellation policies for those and issue unwarranted refunds for those past cancellations.  See these videos for info about that:


My argument from the get-go, for many years, has been that this policy is wrong and unfair to the host, and that Airbnb should be selling Travel Insurance to guests, rather than essentially coercing hosts into being unpaid travel insurers.

During this Global Pandemic caused by the coronavirus, which is causing travel and tourism to come to a complete halt, many hosts who feel obliged to fully refund their guests who have to cancel their stays, are saying “If this isn’t extenuating circumstances, then what is?”  COVID 19 image

Of course it’s true that if there is any Extenuating Circumstances policy, then this situation most assuredly fits within that policy! However, this is the wrong argument.  Rather than saying that coronavirus fits Extenuating Circumstances, and that therefore it is correct for Airbnb to fully refund every Airbnb reservation, anywhere in the world, that was set to begin during mid March to mid April, and perhaps for many months beyond mid April, we should be aware that what’s happening now with the devastating tsunami of Airbnb clawbacks of all hosts’ income for a month or more, exposes more clearly than ever before the fundamental unfairness and illogic of the Extenuating Circumstances policy.

The application of  Extenuating Circumstances policy has completely destroyed many hosts’ businesses already.   It has placed the entire economic burden of the global pandemic on hosts, while completely protecting guests so that they dont’ have one penny of loss.  Further, it’s made it virtually impossible for Airbnb hosts to have confidence in keeping any reservation that is on their calendar for the next few months, as all those may end up being fully refunded as well.

These posts on Airbnb’s own Community Center highlight hosts’ great anger with Airbnb’s approach to this pandemic

And their concern about whether future reservations still on the books represent illusory income:

Anger expressed by a host on Twitter — this one seems rather overdramatic — perhaps it’s really satire:

The Extenuating Circumstances policy was already unfair in “normal times”, and has become exponentially unfair in these unprecedented times.  Airbnb has in essence taken the types of situations for which Travel Insurance is designed — flight cancellation, needing to cancel a trip due to illness or a death in the family, even in many cases disasters like hurricanes, earthquakes, fire and floods, acts of God   — and has, through coercion and rhetoric, forced hosts to financially cover such situations in guests’ personal life, all without being paid any of the premiums that travel insurers are paid.  Bully boss

The rhetoric from Airbnb, which ripples through the host community as well as hosts berate other hosts they view as not “hospitable” enough, is that if hosts really cared about their guests they would have no problem providing these full refunds for guest in the instance of a death in the family, an illness, a sudden gust of wind, a hangnail.  So, hosts are being set up to be seen as “haters” if they are not on board with supplying full refunds for what, in practice, has at times been a policy abused by guests enabled by Airbnb to come up with a fiction that they need to cancel for health reasons, when in fact they are cancelling because they found a cheaper place to stay.

Many guests and observers will argue that “Hotels allow a full refund for a cancellation within 48 hrs of arrival.”  But hosts are not hotels, which is a concept that many guests, the general public and Airbnb may have trouble comprehending, or in fact not wish to accept.  With the exception of a highly unusual situation like a pandemic, hotels could easily get replacement guests.  They have high occupancy levels and walk-by business.  Hosts in private homes are not in the same situation.  A guest who’s been holding a spot in the calendar for many months, has prevented that host from getting other bookings, should not be allowed to cancel at the last minute and get a full refund, depriving that host of needed income.  Again, travel insurance could protect both the guest and the host in this situation.

Doing the Math

The situation arising now in the global pandemic, readily exposes the unfair math of this policy of Extenuating Circumstances.

Take the hypothetical host who runs one standalone vacation rental property which brings in $8000 a month in income, and which involves $5000 a month in operating expenses for mortgage, property taxes, insurance, utilities, maintenance, cleaning, and supplies, and for which the average guest stay costs about $1000. Let’s assume the host has about 8 guest stays per month averaging 3 days each.

During this pandemic, which began for the US in mid-March, and is estimated to last until mid-August, this would involve 5 months of lost income for this host, which means $40,000 lost.  During this time, his expenses would be $25,000 for the property, perhaps a bit less such as $22,000 if no utilities or supplies are used and no cleaning is needed.  Some of those expenses may be deferred as the government sets up economic relief plans for the nation, but they will not be forgiven: these are costs that one way or another, will eventually have to be paid.  At the same time, consider that this host likely cannot live on the profit from one vacation rental, and has another job, and that he may have been laid off from that job during this time, for instance a job in retail or the restaurant business.

Compare this $40,000 loss of necessary business income for the host, needed to pay their bills, to that of individual guests, each using the discretionary funds they had available for vacation, each losing about $1000.  Doing the math 2

Why is it viewed as more laudable and proper, for one host to assume one huge loss, rather than for 40 individual guests to have many smaller losses, particularly as these guests are using funds that are “extra” or discretionary, vacation money that is not necessary income they need in order to survive?

Even a 50/50 refund, where guests were refunded only 50% of their payment, would have been far more fair than refunding them fully.

One of the problems with the ways that Airbnb policy is formed, on this and many other issues, is that this whole business is viewed by the public and by news media, through a heavy bias towards the guest.  It’s guest complaints about interpreting a decline as an instance of racial discrimination, not host complaints about guests using racist language, which are featured in the news media.  It’s guest complaints about not getting a refund, which are given prominence in online blogs and media, not hosts’ complaints about being forced to accept guests whose real name and photo are being intentionally hidden from them.  It’s guests’ complaints about having to pay a high cleaning fee, not host’s anger that they were not reimbursed for damages or vandalism by the guest, which the news media seems to prefer reporting.  So the whole way the hosting business is perceived and represented to the general public, unfortunately plays into a bias towards guests, and supports Airbnb creating policy reflecting that bias.

That said, keep in mind that one focus of identity politics and the “social justice” movement, is to expose “unconscious bias” and various types of bias.  Are some types of bias deemed acceptable, such that we’re not only not expected to question them, but we’re expected to support these biases?

Over the years I’ve observed many hosts making illogical arguments about this and other Airbnb policies.  Their arguments do not come from an objective assessment of what seems right or wrong, but are arguments based on what these hosts think is reasonable to expect that Airbnb will do.  Such arguments are wholly illogical, and are much like saying to Sally, who’s complaining that she’s been abused by her elementary school teacher, “Well you’re only a student and he’s the teacher and has more authority so what do you expect? Just shut up because it’s not reasonable to expect an adult to change their ways based on the complaint of a child.”

So here’s a clue for those who dont’ see the flaw in this argument: unethical acts  are not automatically right and justifiable just because you think you don’t have any power to  change them.  

List of logical fallacies:

These are some of the illogical or fallacious arguments used to support Airbnb’s Extenuating Circumstances Policy

 #12, Appeal to Tradition (“Extenuating Circumstances policy has been in place from the beginning therefore it must be right.” )

#14, the Argument from Consequences   (“If we didn’t personally refund the guests, they might have a medical emergency and not get their money back, and that would be wrong” )

#17 Argument from Inertia (“It would be too hard to drop Extenuating Circumstances now, therefore it’s only logical to continue it”)

#19 Argument Ad Baculum  (“You have to agree with our Unfair and Unethical Terms and Conditions, or you can’t use our platform” is an example of this illogical argument.

#23 Bandwagon Fallacy (“Most hospitality providers will issue full refund for last minute cancellations, therefore you should.”)

#27 Blind Loyalty (“Airbnb policy is that Extenuating Circumstances apply, therefore they apply!”)

Perhaps by examining the list of logical fallacies, you can find even more that pertain to this issue.

There is a strategic and likely quite intentional reason why Airbnb has a bias towards guests. This becomes more obvious when one listens to hosts wishing there were another Short Term Rental platform they could join and support, which was more fair and gave hosts more power to run their own business, develop their own policies, and not have their business contracts meddled with or overidden by a third party.  Imagine there were another STR platform seeking to compete with Airbnb, which promised hosts a lot more power to run their own business.  So that one was not as heavily biased towards the guest.  Now, between that new platform and Airbnb, which one do you think most guests would prefer to use?  And therein you see the problem.  Unless there’s a real boycott of Airbnb and a move towards another viable platform, guests will tend to prefer the platform that gives them the most.

Yet with hosts’ businesses being destroyed around the globe by this pandemic, it just may be that one result is Airbnb ending up with less power over hosts than it had before, as hosts will be increasingly unlikely to want to fill their calendars with bookings that may well represent illusory income.

Airbnb Automated presents his thoughts that this pandemic could “very well be the end of Airbnb”

He thinks that if hosts take Airbnb to task for clawing back all our income for recent cancellations, this could bankrupt them if they are ordered to pay us back.

UPDATE:  On March 30 2020, Brian Chesky, CEO Of Airbnb, addressed hosts and said that Airbnb would be giving hosts 25% back for their cancelled reservations which were cancelled in accordance to Extenuating Circumstances applied to the coronavirus pandemic from March 14 and later.

The problem for many hosts is that Airbnb did not even follow its own updated Extenuating circumstances policy, and gave full refunds to guests who cancelled BEFORE March 14 2020.

Airbnb Guests who are Afraid of the Earth

As those of you who are hosts will have realized by now, Airbnb and other short term rental guests can have a lot of fears and anxieties that unfortunately it can become our duty to try to mitigate.

Some are afraid of public transit or cabs, and so are asking us to drive them around instead of getting an Uber ride.

Some are afraid of pets, and though we dont’ have any, they want us to ask the neighbor to put away her dog or cat.

Some are afraid of other kinds of people, and if they come to our neighborhood and see those, they might next be seen running to the phone calling Airbnb, asking to cancel and get a full refund, alleging that we failed to disclose that we live in a dangerous neighborhood.

But perhaps the most difficult type of guest fear or anxiety, is the one that has to do with the Planet Earth.  Namely, the guest who is afraid of Nature itself: of plants, animals, insects, falling leaves, the sound of rain, all manner of things that unfortunately do exist on Planet EarthPlanet earth

Now some of you may think I’m being a smartass here, and that no one could really be afraid of the Earth itself, or Nature.  Well, if you think that, perhaps you have not been an Airbnb host for sufficiently long.

Here are some of the situations I have had with guests:

(1) A guest who insisted that I come to her aid because there was “something” on the bed in her room.  From the sound of it she thought it was a dangerous bug.  I went in, discovered that there was a dry leaf on her bed, which had fallen from the houseplant on the wall nearby.
(2) A guest who insisted that I help her, because there were “spiders” in her room.  I went in, cleaned the entire room a second time, finding no spiders.   Then, she complained there was “dust.”
(3) A guest who complained to Airbnb that the room was not clean, sending them a photo of a tiny spot on the baseboard in the corner, and a photo of a spiderweb located outside the house, in the yard.
(4) Several guests who complained that there was wildlife in the yard of my house, animals which normally exist in nature.
(5) A guest who complained that, when it rained, she could hear the “pitter pat” sound of rain falling.
(6) A guest who complained about a bush in my yard, that it had not been adequately pruned.
(7) A woman who complained that, in fruit season, there was fruit on my fruit trees, some of which fell off these trees.
(8) A guest who complained that, in fruit season, there was wildlife in the yard, wildlife of the kind that is normally drawn to fruit trees in fruit season.
(9) A guest who, seeing flies in the yard, complained that “a bunch of flies will land on my food” and bought poisonous insect spray and began spraying it around in my yard without my permission, a yard where I grow organic produce.
(10) A woman who complained that part of a bush touched her body when she walked down the walkway.
(11) A guest who, when she checked out, explained about the books she had left all over the floor — books from my bookcase in the room — saying “there was a large spider in the room, that’s why the books are on the floor.”
(12) Two guests who lied and claimed that local wildlife, which I’ve only ever seen outside my house in the yard, were inside the house, in their rooms, no less.

Bee Not Afraid

Some of you may find some of these incidents hard to believe, but I assure you this is some of what hosts are dealing with, with some Airbnb guests.  One can very well understand a fear of things that really are dangerous or which can be signs of infestations, such as poisonous animals, bedbugs, roaches.  But none of the situations in my house or with my guests involved such things.  It was rather their encounters with one or two harmless insects inside the house, or with wildlife outside the house, that caused them so much consternation.  The situations in my house, involved creatures which were naturally present in their natural environment.  .  Insects.jpg

And more, I live in a mild urban area, where the amount and type of wildlife is pretty mild in every sense, not in one of those areas of the world that really have critters, like Alaska or Australia.

We are put in the very awkward position, that we are expected to to some extent, make nature not exist, for those who are afraid of it.  Even if a host were able to “guarantee” that “you will not encounter any insects, animals or wildlife” at my house, do you really want to try to do that?  Do you really want to be forced to go to war with Nature, to kill off natural creatures, use poisons, have no fruit trees, or even, have no yard, just because you have a guest who has an irrational fear of the Earth?  And more, if you dont’ want to try to provide a “natureless experience” for those who are afraid of the earth, do you want to risk losing your income, if the guest lies to Airbnb and claims that there were “dangerous” animals or you had a “dirty” house because there was nature in the yard, such that she argues, she should be entitled to extenuating circumstances and get a full refund?

This has happened to many hosts  — an ant in a corner, even a tiny speck in a photo that you can’t quite tell what it is, a smudge or an ant — guest sends this photo to Airbnb claiming some great danger — bedbug, black mold — and gets a full refund, apparently no questions asked about their lies.

The situation is potentially worse for those hosts who have rural homes, ranches or farms, as guests who are uncomfortable with or unfamiliar with how to deal with nature, will have an even harder time in those surroundings.  And though you might think that people would use common sense and not book in a place where they will not be comfortable, that is not the way things work in the Airbnb world.  Instead, too often people book based on a fantasy that may be prompted by one of the photos, and ignore the reality in the listing description.  And so, Airbnb guests have been kicked and clawed by large domestic fowl, have booked at working farms and stolen produce, complained about farm animals when on a farm stay.

How can hosts protect themselves against this? One way that might help, is to be very clear in your listing description that NATURE is present at your home, and that you do not want guests at your home for whom this is a problem.  And then provide some details about NATURE and list the kind of nature they might encounter.



Perhaps all Airbnb guests who possess an unnatural, paranoid fear of the earth, should have a special badge that appears on their Airbnb profile, warning hosts away from allowing them to book a stay with a yard:

Airbnb guest afraid of the earth finished

Better yet, these guests could be required to bring their protective gear with them, everywhere they stay:

Boy in big bubble

Evicting a Short Term Rental Guest

There may come a unpleasant time in the course of being a short term rental host, when you have to evict a guest.  This is probably the kind of situation that is hardest for hosts and which all of us hope we never have to deal with.  The guest may have engaged in absolutely unacceptable, even dangerous or criminal behavior. The guest may have vandalized the premises or had an illegal party.  They may have booked for 3 people, and brought 100 people into the property.  The guest may be a squatter, trying to overstay their reservation.

Note and disclaimer: I am not an attorney, and nothing written here should be construed as legal advice.  When engaging in any eviction, even of a short stay guest, I strongly suggest that you first consult with an attorney well versed in laws about transient occupants in your particular area of the world.  

If the guest is one you got from one of the STR platforms, such as Airbnb, I strongly suggest that you involve the platform, eg, call Airbnb for help.  They wont’ send someone over to evict your guest, of course, but they may speak to the guest and help encourage them to leave. This is the very best way to resolve this kind of situation that will put you at least risk.

In terms of evicting guests, the important distinction to be aware of, is the difference between a “tenant” and a “guest“, aka a “transient occupant“.   A tenant is someone who has a legal right to the property, which in the US generally occurs because the term of their rental period is 30 days or more. In some places in Europe, if a person is renting a room in a private home, they never have “tenants’ rights”, but in the US generally they would if they are renting for more than 30 days.  In contrast, a hotel guest or transient occupant,  is someone who is staying less than 30 days, and this type of person does not have “tenant’s rights”, including the “right” to stay in the unit beyond the check out date.

There are other criteria too which may serve to distinguish a tenant from a guest, such as:  (1) the renter receives mail at the property (this can establish tenancy), (2) the renter is the one paying for utilities directly, (3) the renter has no permanent address elsewhere (this then suggests, in terms of screening, that you do not accept guests who are in the process of moving, as they may claim to have “moved into” your unit) , (4) the renter has a “substantial amount” of personal belongings at the property (this then should lead hosts to have rules limiting how many belongings guests can bring in, eg, at most 2 or 3 suitcases…no furniture, no appliances, etc) .  By contrast, things that suggest the renter is a transient occupant, include that (1) owner has keys and right of access, eg to clean the unit, (2) owner is responsible for cleaning the unit.  (3) the renter is paying occupancy taxes for their stay, which are only charged for short term stays, not rentals of 30 days or more.

See these articles and some of those below for more information about the distinction between tenant and transient occupant:


Something that many of you will note when you do research on this topic online or look for legal information, is that the laws on this matter were written before Airbnb hosting became a big thing, so you’ll find that laws keep mentioning “hotels and motels” and you’ll wonder where you fall into that, since you are not a hotel.  This is confusing, and these laws really need to be updated to clarify that they apply not just to standard hotels/motels, but also to private homeowners who are operating “like a hotel” in the sense that they have people paying to stay for short term stays, and/or that these guests are paying occupancy taxes, which do NOT come into play for standard tenancies or long term stays.  Unfortunately, things are made much more difficult for short term rental hosts when they cannot find out information about what laws apply to them.

Generally, when the guest does not have tenant’s rights, then the host/innkeeper may do what is termed a “self-help eviction”.  This may not be true in all locales, so please check with an attorney in your area to see if it is permitted in your area.

A “self-help eviction”  means that you can evict the guest without having to go to court.  And it should be obvious that any hotel or motel would be at risk of being quickly put out of business, if they had to go through a long, drawn-out, expensive months-long process to evict every guest who paid to stay 1 or 2 days, and refused to leave.  So, a 2 day reservation does not get to magically turn into an opportunity to freeload for many months while the slow wheels of the court system grind ’round.

Rather, in regions where a “self help eviction” of a short term stay guest is permitted (and ONLY where this is permitted) the host or innkeeper may remove the guest themselves, generally by locking them out of the space and packing up and removing their belongings.  These belongings must be held for them so they can come pick them up, but in some regions, the belongings may be sold to pay for any debt owed by the guest. Note that you cannot just pack their things up and set them outside on the porch or at the curb, you have to take care with their property and keep it in a secure place for them.

This article lists some of the reasons short stay guests are evicted and how the eviction is done.  Note that this is oriented to hoteliers or innkeepers, but keep in mind, as is often the case when reading laws about short term stay guests, these laws were written before Airbnb hosting rose, and hosts are very similar if not identical to innkeepers in ways that some believe make these laws applicable:

It’s generally best to involve the police and have the police remove the overstaying guest, however, bear in mind that because Airbnb hosting is relatively new, and the laws on the matter mention “hotels” but not private homes where short term rentals are done, as well as because in many areas tenants’ rights are powerful and police can be sued for evicting a legal tenant, you might  find that when you call the police, the police will refuse to help.  This is likely in the areas of the nation with the strongest tenant rights, such as coastal California.

police cartoon

Sorry but I wont’ do my job because I’m scared I might be sued.


In addition to locking out a short stay guest, because that person has no “tenant’s rights” or rights of possession to the property, the host can in some places where self-help evictions are permitted, use many other methods to remove the person, that would not be allowed to be used if the renter were a standard tenant, such as:  shutting off all utilities, removing the front door from the unit, removing all the furniture from the unit including the bed and all bedding, entering the unit while the guest is in there and starting to clean it and start to pack up guests’ belongings if they don’t pack up themselves, or, last but not least, my favorite, creative fun such as invite all your friends over to the unit, start having a  party in the unit and a slumber party sleepover.  This latter may be more of a fantasy suggestion than actually practical, but short term rental hosts often need a laugh.

However, again, please keep in mind, that such actions are ONLY legal where the host has the legal right to enter the premises and do to a self-help eviction, and not in cases/regions where these things are not allowed or are not the case.

Remember, in general, though not always, for transient, short-term rental occupants, in a “hotel-like” or innkeeper types situation,  the property belongs to you, the guest has no right to remain after checkout, and as indicated below by laws in some states, if they stay even 10 minutes past checkout they are trespassing and can be arrested by the police.  slumber party (2)

Keep in mind though if you decide to confront and evict the guest, or occupy their unit or pull all furniture out — please bear in mind the kinds of people you are dealing with and what they are capable of, and be prepared for this.  Particularly if you have a professional scammer/squatter, what you don’t want to do, is go in as an unprepared welterweight into a heavyweight boxing match.  You could be assaulted.  Don’t ever get into a physical altercation with anyone!   You could end up being arrested by the police if the guests are smart enough to tell the lies or “spin” the situation or produce the fake or doctored documents that would result in this.  So be very cautious about direct confrontations.

For instance, someone who is a short term guest who rented from you for 2 days, might refuse to leave and when you call police to have them removed, produce fake documents saying they’ve rented the unit for 6 months.  What will you do then?  The problem in many locales, is that this might then become a “civil matter” which means, you could have to file an eviction lawsuit and go through a whole long court process  to get the person out.  So it may behoove you to have documents showing the person is a short term guest.

Just like it’s important to have a good sense of people’s character when you screen guests to decide whether to accept them, it’s also important to be a good judge of character to manage a guests’ stay, and particularly when considering evicting a guest.  Those who are pro scammers in particular are likely to be tough-skinned, nasty, people capable of pouring a torrent of abuse and threats on anyone who confronts them.

As well, if you enter the property when the short stay guests are there, you should never break into the property, because this would allow them to potentially call police and allege that a crime such as a home invasion robbery or burglary is taking place.  Keep in mind as well, a short stay guest may misrepresent themselves and/or their rental, and claim they are a long term tenant, in order to try to curry favor from the police and exploit tenant’s rights (which do not apply to short stay guests) to their advantage.
And on that note, the general theme here, which I’ve continued to underscore in many of my articles, is that, unlike what Airbnb would like people to think when it tries to portray hosting as a simple and easy way to make money, the rental property business is not a business for amateurs.  If you don’t know what you are doing, don’t do it.  If you don’t know the law or have not consulted with an attorney, do not take rash action.

We see a lot of stories on the host groups of people getting a false sense of pride when they have nothing but a string of great guests, imagining that they now know everything there is to know about hosting.  But then the really bad guest comes and they have no idea what to do, and flail around wildly, and this could result in their hosting business suddenly sinking like a ton of bricks.

Here are some resources I found online when searching for information on legal issues about evicting guests in different parts of the USA:

Evicting a guest in different states of the US:

Evicting a guest in California:

As stated in that latter article:

Indeed, except as otherwise provided by statute, an owner who rents to a lodger need not resort to unlawful detainer procedures to evict a lodger. A lodger who breaches his or her contract with the proprietor is a trespasser and may be ousted without prior notice. [Roberts v. Casey (1939) 36 CA2d Supp. 767, 775, 93 P2d 654, 659]

Unlike landlords, owners may obtain possession by “self-help” (e.g., locking the premises) if able to do so without physical force. This is important — an owner can lock out a lodger at check out time as long as they do not use force to do so.

Not using force, means, I believe, not using physical force.  You cannot assault a guest and shove them out or physically pick them up and remove them.  You cannot threaten them with physical harm if they don’t leave.

This is an article by the California Lodging Association which is quite helpful:

ABCs Of Evicting Guests

California law:

In California, and several other states. a transient occupant/guest who refuses to leave at the end of their stay, is guilty of the crime of trespassing and can be arrested by police, see here:

Read section s in that law, as follows, which defines a guest as a trespasser if they are:

(s) Refusing or failing to leave a hotel or motel, where he or she has obtained accommodations and has refused to pay for those accommodations, upon request of the proprietor or manager, and the occupancy is exempt, pursuant to subdivision (b) of Section 1940 of the Civil Code, from Chapter 2 (commencing with Section 1940) of Title 5 of Part 4 of Division 3 of the Civil Code. For purposes of this subdivision, occupancy at a hotel or motel for a continuous period of 30 days or less shall, in the absence of a written agreement to the contrary, or other written evidence of a periodic tenancy of indefinite duration, be exempt from Chapter 2 (commencing with Section 1940) of Title 5 of Part 4 of Division 3 of the Civil Code.

No trespassing tired of hiding bodiesAlso, make use of information shared on the Airbnb Community Center on the topic of Evicting a guest.  When I searched under that phrase, I found these posts among others:

All in all, an overstaying guest is a rare thing in the hosting world.  It is probably more common for hosts to have to evict guests for egregious behavior, such as having a loud illegal party with dozens of unpermitted visitors, or using illegal drugs.  Take great care though that if you need to evict someone whose reservation is still in place and has not ended, that you do so carefully, generally with help from Airbnb, so that the guest doesn’t complain to Airbnb alleging improper behavior by you.  For instance, one host, actually a Superhost, had her account deactivated by Airbnb after she kicked some “methhead” guests out of her listing.

This host said:

When I went to take photos, I saw hundreds of syringes, butane bottles and spoons, and being a woman that lives alone, it scared the hellout of me, I was scared for my safety, and did not feel safe at all, so I gathered their things which wasn’t a lot, and put it outside, cancelled the reservation and left them a message telling them that I didn’t feel comfortable hosting them anymore.  I only went into the bedroom because the airbnb host that I was talking to told me to take photos.  These guests were obviously abusing the Open Homes program, and they were freebasing pronbably meth in my home.  Once Airbnb permantly deactivates your account, you no longer can sign in or get support.  Its ridiculous.  I can’t beleive that I did something kind out of the bottom of my heart, and was treated this way by Airbnb.

It’s horrendous that any host would be deactivated for taking what seems like a reasonable approach to protecting her own home and safety, and for Airbnb to be more concerned about the “rights” of guests who are doing illegal drugs in a hosts’ home, than for that host, is a troubling situation. But this case underscores the importance of making plans about potential problem situations before they actually occur, so that, in the midst of a “crisis” situation you experience, you don’t end up doing something that can get you in trouble.

As a smart host, you do not ever want to be reflexively taking rash action in a panic mode.  As I’ve said dozens of times in various articles and on host community groups, it’s best not to get into this business at all if you have not thought things through and/or done the research to know what you are doing.  And knowing what you are doing means, among other things, planning what you’ll do if you end up with a bad situation like a guest you need to evict.  Plan for this now, when it’s not happening to you, so that if it ever does happen, your plan will snap into place, and you wont’ have to spend days or weeks doing research and making emergency phone calls when in the midst of a crisis.

Though Airbnb generally doesn’t provide any reason when they terminate a host (it should be illegal to not provide a reason, and in Europe with its GDPR rules, it likely is illegal), I suspect that what got this host in trouble was putting the guest’s belongings outside the house, in an insecure location.  When evicting someone, as you’ll note when reading any of the info about hotels evicting guests, you can confiscate their things but you must store their belongings securely for them to pick up later.  You can’t just throw their belongings away or put them outside where they could be stolen.

Further:  regarding getting the police to help you.  

Some people may not realize it, but police are not obligated to help us at all.  They have NO legal obligation to protect citizens.  Of course, police usually do respond when called, but though this may seem unjust or strange to you, they are not legally obligated to do so.  For more information about this see here:


Many people dont’ realize this and tend to think of police as Big Daddy who will always be there to protect us.  But it’s precisely because police are not legally obligated to protect us, that many people have guns, because if the police take too long to arrive or dont’ come at all, it’s really up to you to protect yourself.

No Self Help Eviction allowed with Standard Tenants!! 

Finally, it must be underscored, that if you are dealing with a long term rental, and a standard tenant, you absolutely cannot do any form of “self-help eviction” as these are quite illegal in such instances.!!   In fact if you do try to do a “self-help eviction” on a renter with tenant’s rights because they have contracted for a long term stay, you could end up in a world of trouble, as indicated in this story about a California Airbnb host who was arrested by police and charged with several crimes after trying to break into a listing where there were people she’d apparently entered into a long term contract with.


Note that it doesn’t matter if there is a written contract for the long term rental — any intent to rent to someone for long term, and any agreement, even if only verbal, is sufficient to give them tenant’s rights, even if they have only stayed one stay and never paid you a dime.  It’s important, for that reason, to screen renters very carefully, and if you do take long term stays — which I generally do not recommend that short term rental hosts do — you never let someone set foot on the premises before they have paid the entire amount required to move in and gain possession.

Guests Blacklist? Good in Theory But Difficult in Practice

Given the serious problems that can be caused to hosts’ property and their businesses by bad guests, and the fact that many hosts feel they dont’ get enough information about guests on Airbnb or other platforms in order to properly screen guests, some hosts have attempted to work together to form a “guests’ blacklist” which would identify bad guests, who’ve caused serious problems, and help protect hosts from them.

What is a “bad guest”, some will wonder, and is a blacklist even legal?

Many may not realize it, but hotels already maintain blacklists for bad guests.  See here for a description of that:

In the eyes of the hotel, a “bad guest” is not just one who trashes the room or causes damage to the property.  It could also be the “chronic complainer”, which many Airbnb hosts themselves have met:

the chronic complainers often get banned permanently. These are the freebie-lovers who, on every visit, have some sort of problem for which they demand comps. After a while, this type of guest begins to cost a hotel more money than they bring in. The hotel staff must either refuse to give them any more comps, or must refuse to provide them any more service. Often, the latter is easier.

And now, blacklisted guests have even more to worry about, as hotels are beginning to share their blacklists.

Get in trouble at a Hilton in Miami, for example, and you may find it hard to get a reservation at a Holiday Inn in Seattle. That’s because extensive databases of individual hotels’ blacklists are being systematically centralized.

There is nothing illegal about creating such a list of bad guests.
So, it would seem logical that short term rental hosts could band together like hotels and create a blacklist, too.

But let’s look more closely at this and we can start to see some of the problems involved.

First, hotels are relatively standardized from one to another, and they are run by experienced management.  It is easy to imagine that what one hotel would consider bad guest behavior, would be a view shared by most hotels.  The hotelier does not live in the hotel, or have his personal comic book collection there, or his child in the room next to the guest.  So there is a bit more objectivity with regard to a bad guest, as the boundaries are different.  hilton

Also, I’d imagine that any guest blacklist a group of hotels creates, is a professional document with entries in alphabetical order, which provides sufficient info to uniquely identify a guest who may have the same name as many others in the nation.  One article on this matter indicates that the method of identifying the guest is one that uses their address and phone number.

This article gives examples of what hotels may agree constitutes a bad guest worthy of blacklisting:

Basically these things
(1) Guest did major damage to the property
(2) Guest assaulted someone on the property
(3) Guest verbally abused or threatened staff
(4) Guest had continual complaints and/or wanted “comps” or free services/add-ons.
Sometimes this one too:
(5) Guest caused problems while intoxicated or drunk, and/or engaged in illegal behavior or violated important hotel rules.

Some hotel blacklists include and a couple others were mentioned here but I didn’t find them:

So, as to the first issue, of standardization: this is something hotels have, but it’s less common among short term rental hosts.  Hosts have very different types of listings — from large luxury homes, to small cottages, to a room in their house or a camper in their driveway.  Because of the standardization of hotels, hotel guests tend to have more reasonable expectations about what they will find when booking a stay.  In fact, if you visit the host community groups often, you’ll know that one of the most common complaints hosts have about guests, is that the guest did not have appropriate expectations.  They thought they were booking a hotel stay, when in fact they were booking a stay in a private home.  Airbnb treehouse with lights cr

Sometimes the star ratings that Airbnb guests give, are based wholly on their own failure to understand what they were booking, so that in essence they are punishing the host for their failure to read or take in the info the host has provided.  But hosts are actually more vulnerable to bad ratings than hotels are, since as we all know, many 1, 2 and 3 star hotels exist and do a fine business, because there’s no giant corporate overseer sending them emails and threatening them if they don’t get higher ratings, as occurs with some short term rental hosts.

Thus we begin to see how short term rental hosts may have different issues than hotels have, and thus some different rationale for blacklisting a guest.

There is also much more room for rule violation and causing offense to a host, as well as ambiguity and potential for mistakes and confusion, when the guest is staying in the host’s private home, particularly in the hosts’ primary residence, alongside their family, where the host lives their life and has their belongings.  As in the story I told about the Airbnb host whose guest told Airbnb she had an unsecured pistol on the premises, which turned out to be a rubber toy, there can be potentially serious problems created if either guest or host make a mistake about a complaint which leads to serious consequences.  The host in that story ended up terminated by Airbnb, who seemed unwilling to believe her side of the story.  However, a similar situation could have hypothetically occurred with an Airbnb guest…imagine a host thought he saw a gun in the guests’ room and it turned out to be a rubber toy or halloween prop, or gift chocolate in the shape of a pistol.  What if that host erroneously blacklisted the guest over the gun shaped chocolate?

Apart from the fact that guests in private homes results in more complicated situations, hosts lack the standardization found in hoteliers, about what upsets them.  What some hosts find blacklist-worthy, other hosts would find petty and trite and would be upset about a host who wanted to blacklist over such issues.  Again I think these differences can be somewhat owing to the fact that since the guest is in the hosts’ private property, not at a hotel,  there is much more potential in the host to take things overly personally, to be overly reactive to some situations, to misunderstand something they see, to be hasty in their judgments.  They have more invested than the hotelier, after all.  They are more vulnerable than the hotelier in many ways.

Another area where hosts lack the standardization found in hotels, is probably the area of most concern: it’s all too easy to become a short term rental host these days, and that means some people do it by just clicking a few buttons of their computer, without knowing what the heck they are doing.  Imagine a host who knows virtually nothing about the business he or she is in, deciding to blacklist someone based on an issue that may have turned out to be a misunderstanding on the guest’s part.  Various nincompoopery could arise with hosts with little or no experience.

Finally, I feel like I’m saying this for the umpteenth time, but please, hosts, stop trying to do everything on Facebook!!  When the original Airbnb host community groups were phased out, most all hosts who went offsite, went to Facebook, to set up a variety of host community groups, including a group for hosts interested in creating a guest blacklist.  This in my opinion is definitely an enterprise that doesn’t belong on Facebook.  A blacklist does not belong on Social Media…it should be, in my opinion, a standalone website, not something on gabby social media.  I dont’ think you can successfully mix chat and socializing, with running a blacklist function…even barring all the other hurdles and obstacles and difficulties getting in the way.

A group that tries to mix social chat and posts with general hosting questions, as well as “venting” posts about bad guests, alongside “real” blacklist posts, is going to run into a lot of confusion.  To begin with, the setup of Facebook is entirely wrong for any kind of organized list function.  You can’t just post things on the discussion timeline and expect that to be any real contribution to the host community in terms of searchable and findable material.  For a real blacklist, a form of organization is needed…something curated, and organized alphabetically or by some other means so that people can actually find what they are looking for rather than having to comb through pages of material.  This should be something more professional than a document attached to a Facebook group, and more curated.  The problem with documents attached to Facebook groups, is that even as you allow members to add content to those, members could also potentially delete content, and remove other’s entries.  A blacklist which is accessible to thousands of members to edit, is a horrible mess waiting to happen. Mess

To be done right, this would need to be done by a small crew, who would process submissions that they received from the host community, and vet each submission to ensure that it was “blacklist worthy” and reflected a host who experienced a sufficiently serious problem with a guest.

Finally, again to distinguish the context in which hosts are situated, compared to hotels, it’s not at all clear that it’s even permissible for hosts to post either publicly, or semi-publicly, in closed groups, and mention identifying details (eg full name, profile #, address, phone number) of any “bad guest.”  Airbnb in its TOS states that users may not post reviews of users (guests or hosts) on other websites, and in fact at least one guest apparently had his Airbnb account terminated because he posted a review of his host on Google.  Hoteliers are under no such obligation of course when taking direct bookings.  But when taking bookings from Airbnb we have to follow their rules and reading those conservatively, I think it is risky to make a post that could be interpreted as a “review”, anywhere online in which you state identifying details about an Airbnb guest (full name, profile # etc).

The point has been often made, and made well, that hosts do not feel adequately protected by Airbnb, either in terms of being given enough information to screen their guests, or in terms of getting help if they have a bad guest situation arise, or afterward, in terms of getting reimbursed for damages if they have a guest causing much damage to their property.   So it’s understandable that hosts might think that having access to a blacklist would protect them better.   There might be some protection found there, but I am inclined to think that at least on Airbnb, honest reviews are a better protection.  After all, if a guest was problematic for a previous host, wouldn’t there be a review by that host which is available to read and obtain that information?

All in all, I think the idea of a short term rental guest blacklist is an idea worth considering for any value it might have, but I also think it’s a more complicated idea than most hosts may realize.

Proactive, Self-Protective Hosting

There have been “bad guests” since the very beginning of Airbnb hosting and vacation rentals, but judging from posts on the various host community groups, this problem has been growing in recent years.  Yet, even though this has been an issue for many years, one of the difficulties I see is that some hosts tend to dismiss others’ stories, and to not believe the serious problems some hosts have had, until they have those same problems themselves. If we could learn more from things that others go through , rather than insisting on re-inventing the wheel a million times by not believing others and only “believing” when we ourselves have the same problem arise, I think this could help all hosts gain strategies to protect ourselves best.

As well, some Airbnb and other Short Term Rental platform policies have in my view unfortunately contributed to this problem.  For instance, chargeback fraud is reported by hosts to be a common problem on  A guest will book a stay, come to the host’s home and stay there, no complaints, all seems fine, and then after staying, will call their credit card company and claim that the charge for the stay was fraudulent and that they didn’t actually stay at the listing.  And surprisingly, this often works.  Even when provided with evidence that the guest actually stayed at the listing, credit card companies may still approve the chargeback and in essence support the guest in stealing from the host.

Difficulties getting reimbursed for damages done by guests, are well-known to hosts using Airbnb who read about the great many stories hosts share about this problem. Certainly many hosts do get reimbursed for the damages they have suffered, but particularly for claims with larger dollar amounts, hosts report that they are really put through a tortuous process in order to get compensated.  Many hosts speak of being asked to submit the same information multiple times, or of being given very short periods of time to come up with certain documentation, eg 24 to 48 hours, or of not hearing back from Airbnb staff for long periods of time, and some hosts who have a lot of experience with this process feel that Airbnb has intentionally designed the Resolution center and/or Host Guarantee process, in order to trip up hosts in their claims and thus allow Airbnb to deny more claims.  For instance, the host in this video states that Airbnb policy is that it permits itself to close any resolution case and deny the claim, if the host becomes “uncooperative”, which could mean abusive, but it could also simply mean very frustrated, something that would be a very natural response to all the hurdles Airbnb puts up in the Resolution Center claim process.

There are many other policies and practices on some of the STR platforms which make it more difficult for hosts to protect themselves and their property.    The essential dilemma as I see it, is that the short term rental platforms, particularly when they get paid on a commission basis rather than through a flat annual fee, have an investment in getting as many bookings as possible on their platform.  This interest of the platforms, can easily be at odds with hosts’ own interest in keeping themselves and their properties safe and secure.  Keep property secure ph

The divergence of Airbnb’s interest (and that of other STR platforms) from property owner’s interests, begins in a seemingly innocent place.  I contend that the basis of many of the problems hosts experience, begins in Airbnb’s portrayal of the process of booking a stay in a private home, as a simple, easy process, very similar to booking a stay in a hotel.  Yet as I will go on to describe, the renting out of private property is anything but simple in the number of problems and complications that can occur.
Airbnb and other platforms want a guest to be able to easily book a stay, because the more easily this is done, the more profit for them.  Many hosts will tend, certainly at first, to agree with this, as they too want to maximize their profit.  So many hosts, at least in the beginning before they have much experience, are led to think that simplifying the booking process can only be to their advantage.  As well, the Airbnb rhetoric about being “welcoming” (more prevalent in the early days of Airbnb) of guests to one’s own home, exerts a pressure on hosts to “welcome” everyone, and if Airbnb’s advertising doesn’t do it for you, perhaps their bias for Instant Book hosts will, where they are clear that if you don’t use Instant Book setting on your listings, you can expect second-rate results in terms of how many bookings you’ll be able to get.
From the start, Airbnb’s business model was to treat private homes like hotels, and this depiction has only increased over time.  Obviously this is less of a problem for those “hosts” who actually ARE hotels (for Airbnb allows hotels to list on their site), or who are large real estate companies which can much more easily be run as a “hotel”, accepting all comers, than a private home where the host lives when they welcome guests.

Yet even “hosts” who are in essence hotels or large real estate companies, can have difficulty with Airbnb’s policies, which actually place more limits upon them, and reduce their ability to protect themselves, compared to their ability for self-protection when they take direct bookings..e.g. through their own hotel or property website.  For instance, the man who made the video above, about how a guest “cleaned him out” and stole everything in the listing, $7500 worth of furniture and appliances, is a “host” with 60 listings.  That actually makes him larger than many Ma and Pa hotels, but he’s considerably less protected getting his guests on the Airbnb site.

Let’s first explore the greater risks even for the larger “hosts” (and hotels) listed on Airbnb, and then move to looking at the many additional risks Airbnb imposes on the smaller scale hosts.

To begin with: hotels taking direct bookings are able to develop their own policies, rules and procedures, (such as refund and cancellation policies, extra guest fees, pet rules, extra service fees, late check out fees, rule violation fees,  security deposit and damage fees) which they can then enforce…and they are not able to do this when listing on Airbnb.  Starting with the point of booking:  hotels take their customers’ credit card directly, and check ID of the guest at the time of booking.Solvang Gardens Lodge

When I stayed in 2 small hotels on the Southern California coast recently, I was asked to show my Driver’s license, in order to pay for the room.  This protects the hotel in case of chargeback fraud (they then know my real name and could sue me in small claims court over the chargeback, or for any other damage I might cause , if they wished).  If the same hotel listed on Airbnb, they would NOT be able to get the guest ID at the time of booking.  Yes, Airbnb does offer hosts the option, ( if they have Instant Book set, )  that they can choose to allow only guests who have uploaded government ID with Airbnb.  Other hosts not using instant book could have this as a requirement for booking.  However, it’s important to understand that this Government ID that the guest shares with Airbnb will never be shared with YOU the host, under any circumstances, because Airbnb claims it would violate the guest’s privacy to do that.  Also, Airbnb now states openly that it allows guests to use fake names or pseudonyms on their Airbnb account, when they book with you.  Using one’s real name is not required on Airbnb.  Thus, even if someone has uploaded their Government ID to Airbnb, you wont’ be able to see it or perhaps even know their real name.  This means that even with uploaded ID to Airbnb, a guest could put a fake name on their account, book your listing, completely vandalize the property and steal all your belongings, and you would not be able to file a police report on them or sue them in court because you wouldn’t even know their real name.  Burglar robber image

And likewise, if this was a fine guest, but they had a serious injury in your home or died on your property, how would you feel if you had to call the police and say “someone renting a room here has died in my house but I don’t know who it is…can you come get them.”

It’s a fact now that police departments in many cities are starting to tell property owners directly, that Airbnb poses a threat to the community, because it’s hiding vital information about those booking stays at people’s homes, allowing people to book under false names as well as other people’s accounts.  At times there are instances of serial burglars using Airbnb to find prey, as in this article where police warn people about using short term rental platforms:
Police in other areas have had to warn property owners that prostitutes are using Airbnb for “pop up brothels”

Most of the illegal party bookings that we read about on the news almost every day now (in some of which, people are fatally shot), are being booked with other people’s Airbnb accounts.  Meaning, the person owning the account is not even attending, and may not even know their account has been used to book the property.  Read here for a summary of many news stories on these illegal parties and homes trashed by Airbnb guests:

Suffice to say that these problems are less likely to occur at standard hotels, as hotels do not have third party platforms standing between them and the guest and depriving them of guest’s vital information.

When I booked the room, the hotel was able to place a “hold” on my card, if they wished, in order to compensate them for any damages I might cause to their property.  The same hotel could not do that if listed on Airbnb or
Also, many hosts operate under the very mistaken assumption that Airbnb “screens” guests, so that they dont’ have to.  This is one of the leading causes of serious problems for hosts — the idea that has been unfortunately common in the host community from the start, that not only one doesn’t have to screen guests, but some hosts even suggest, by their critical comments of other hosts, that it is somehow rude to do so!  Airbnb definitely does not screen guests, and if you think about it, how could they, because what “screening” means is different for everybody.  Every host has to decide what kind of guest works for them and what would be a problem for them.  Particularly for in home hosts, this can vary widely.  Some hosts are bothered by behavior that others dont’ mind, for instance a guest smoking marijuana on the property, or bringing an unregistered guest to stay overnight, or bringing along their dog, 2 cats and pet gerbil. All Airbnb does, is a very basic type of background check, which they don’t even do for all guests, only those in the USA.  This background check looks for certain types of crimes — not just any crime, but only certain types.

Hotels generally don’t “screen” their guests the way hosts do, but they do have a tool that many may not know about — hotels have access to guest blacklists, whereby hotels work together to help each other avoid problematic guests, for instance those who have caused major damage in previous stays.   The same hotels would not have this tool to help them, if they take guests from Airbnb or other STR platforms.  The guest blacklists that hotels share among themselves, have guest’s real names and identifying information.  But on Airbnb, the guest could hide their real name and use a pseudonym on their account.

Finally, hotels are completely free to develop their own policies and rules on all issues pertaining to guest stays, only being limited by and subject to the laws of their city, state or nation.  These same hotels would not have this same freedom when they list on Airbnb.  For instance, ADA law is clear that “emotional support animals” are not service animals and do not come under ADA policy allowing people to bring them into hotels whenever they wish,  thus hotels which dont’ allow pets can refuse to admit guests with emotional support animals in tow.   Which would be a really good idea given the proliferation of abuse of the emotional support animal category by any random person with a pet they dont’ want to leave at home, and would like to be able to bully everyone into having to allow them to bring in.
For instance, take a gander at the “emotional support peacock” one woman tried to bring onto an airplane flight:
Emotional support Peacock

However, Airbnb takes a different approach, imposing more burdens on hosts than the law itself contains.–our-commitment-to-inclusion-and-respect
Airbnb lumps in emotional support animals, which truly are nothing different than ordinary pets (because everyone gets emotional support from their pet!) with service animals, thus prohibiting hosts from denying guests with these pets, even hosts who have clear no pets policies.

So the same hotel which has its own policy prohibiting emotional support animals, would be unable to apply that policy if they listed on Airbnb.

Any number of other rules and policies could be set up by the hotel or small time host, to protect themselves, but be prohibited by Airbnb.  For instance Airbnb does not allow hosts to fine guests for rule violations.  Though hotels routinely bill guests $200 to $300 if they smoke in a no-smoking room, Airbnb refuses to allow hosts to similarly bill guests violating a no smoking rule at the listing.  Airbnb claims that you have to be able to show damage to get compensation, and the pungent and at times disgusting smell of smoke is not evidence that can be submitted to them via email, so you’re out of luck on that one.Eg see here:   and

Yet, as many hotels found, the fact that rules can actually be enforced, or that there are consequences for violations, is about the only thing that makes them work.

Dan Cole checked out of his Connecticut hotel early on a Saturday morning last month and found an unwelcome surprise. The Courtyard Marriott Hartford-Farmington had slapped him with a $250 charge for smoking in his nonsmoking room. Mr. Cole is a smoker but insists he didn’t light up in the room. He got busted, he thinks, for throwing a few cigarette butts he had stowed in his pants pocket into the room’s trash.

He pleaded his case to the front desk, but the clerk refused to take off the charge.

Mr. Cole is among the growing crowd of smokers ensnared by hotels’ new and more stringent no-smoking policies. More hotels are starting to introduce fines for smoking, are increasing fines or are beginning to more aggressively enforce those that are already on the books. As more hotels institute 100% smoke-free policies, hotels say the fines are necessary to get people to stop lighting up and to cover cleaning costs for those who won’t. Nonsmoking guests, they say, are getting more sensitive about smelling any hint of cigarette smoke in a nonsmoking room.

Last week, Sheraton and Four Points by Sheraton, divisions of Starwood Hotels & Resorts Worldwide Inc., announced all of its North American properties will have a $200 smoking charge when the brands become 100% nonsmoking at the end of 2008. Walt Disney Co.’sWalt Disney World Resort hotels started applying a new smoking charge of as much as $500 in June 2007, when the brand became totally nonsmoking. Swissotel Chicago started charging $175 for smoking in a nonsmoking room in the beginning of 2007 but raised the charge to $250 when it announced a 100% nonsmoking policy in December.

A charge of “$175 wasn’t quite enough to get people to stop,” says Nicole Jachimiak, marketing director for the hotel. Ms. Jachimiak says the steeper fine seems to be working: The hotel is now catching — and fining — fewer smokers.


Hotels can set up their own cancellation policies, and then impose those easily on guests, when guests have paid them directly.  But when the same hotel takes a guest from Airbnb, they lose control of those funds, and Airbnb can easily override the hotel’s or any host’s cancellation policy, for instance by enabling the guest to abuse the “extenuating circumstances” policy and get a full refund if it happens to be a rainy day, or their fifth cousin twice removed has died in a distant city in another continent, or they have a hangnail and a bad hair day.

Many other rules can be readily enforced on direct booking guests, but not when they book through Airbnb.  Let’s take some examples of various hotel rules.

Begin with the CERN hotel, which is close to the European center for nuclear research, located in Geneva Switzerland.  Here are their rules as listed on their site:

Hotel Rules – Code of conduct

  1. Guests shall acquaint themselves with the fire safety procedures and comply immediately with fire or other safety drills, alarms and instructions.
  2. Guests shall behave appropriately and with discretion at all times, respectful of the Hotel environment and staff, as well as of other guests.
  3. During the quiet hours from 11pm to 7am, guests shall be particularly considerate and refrain from any conduct that could disturb others in the vicinity.
  4. Only registered guests are permitted in the Hotel, other than for brief visits in common areas. No overnight visitors are permitted.
  5. Parties or gatherings of more than 10 people are not permitted in the Hotel. Group meetings under the authority of a leader or teacher are tolerated provided that they do not disrupt the environment for other guests.
  6. Food must be consumed only in common areas and food waste must be properly disposed of.
  7. Smoking, alcohol and recreational drugs are strictly prohibited.
  8. The facilities of the Hotel are for the enjoyment of all guests. To this end, care shall be taken to respect the infrastructure. In particular, furniture shall not be moved and nothing may be fixed to furniture or walls.
  9. Guests are expected to keep their rooms and the common areas clean and tidy at all times.
  10. Proper care should be taken of personal valuables. The CERN Hotel is not responsible in the event of their theft, loss or damage. Lost and Found items will be kept by the Housing Service for 3 months. They can be retrieved at the Hotel Reception only. No items can be sent. Perishable items will be disposed of immediately.

The CERN Hotel reserves the right to charge guests additional cleaning or damage fees, or to evict guests without refund and/or inform their CERN hierarchy and/or home institution1, should they fail to comply with the above mentioned rules.

As should be fairly obvious to anyone, rules are only effective to the extent that they can be enforced.  So, the CERN hotel makes clear that they have the right to evict guests without a refund, should they violate any of these rules such as no unregistered guests staying overnight or no parties, no drugs, no eating in rooms, and quiet during quiet hours.
By contrast, this same hotel listing on Airbnb would lose their right to evict guests without a refund.  Airbnb has now come out and clearly stated that if guests have to be asked to leave because they violated the host’s rules, Airbnb will NOT uphold hosts’ house rules which may state, as CERN Hotel does, that in case of cancellation of stay/eviction due to rule violation, no refund will be given.  Airbnb will require the host to refund any days not stayed, as Airbnb customer service has made clear here:  Airbnb on House rule evictions 1
Airbnb on house rule evictions 2

Now take a look at the rules of an American Hotel chain, All Seasons hotels:

Notice that down below in the “enforcement” section, in addition to evicting rule violators without refund, they state that they will apply a $300 cleaning fee to any rule breakers:

All staff is trained and required to respond to potential violations of our Hotel Policy/House Rules. Guests who refuse to abide by the reasonable standards and policies established by All Seasons Inn & Suites for safety of all guests, staff, owners, property, and the operation and management of the hotel will be evicted, with no refund (MCA 70-6-511). In addition to the room charge, a minimum $300.00 cleaning fee per room will be charged for infraction(s) of our Hotel Policy/House Rules.

They would not be able to do this enforcement, with guests who booked them through Airbnb, because Airbnb does not allow eviction without refund of remaining days, and does not allow hosts to fine guests for rule violations. See for instance, here:

In addition, All Seasons Hotels and Suites doesn’t just have the ability to bill the guest directly (without having to get approval from any other authority) for damages, but they bill damages at 120% of cost to replace, not just at cost. On both those counts they would lose with Airbnb:

DAMAGE TO ROOM:  Damage to rooms, fixtures, furnishing and equipment including the removal of electronic equipment, towels, art work, etc. will be charge at 120% of full and new replacement value plus any shipping and handling charges. Any damage to hotel property, whether accidental or willful, is the responsibility of the registered guest for each particular room.  Any costs associated with repairs and/or replacement will be charged to the credit card of the registered guest.

By the way, as you’ll note by looking at most any hotels’ house rules, all these sets of rules are “long”, and they would earn the hotel the honor of being berated by many Airbnb hosts who have come to the bizarre idea that “long rules/bad host”.  I point out the length of the hotel rules in particular to demonstrate that even those people who are running their property most like a hotel, that is to say the hotels themselves, do not have “short” house rules.  This whole misguided concept of the value of “short” house rules is problematic and is totally contrary to the general wisdom of the business of renting property and running a hotel.  Here for instance is a 2 page summary of rules from the “Classic Hotel” in Budapest, Hungary:
In fact I believe that the whole idea of the value of “short” house rules comes from Airbnb, and is aligned with the misrepresentation of the hotelier business and the property rental business as something “simple.”  Granted that many people may book a hotel room in a few seconds and never read the hotels’ house rules, but their booking still contractuallly binds them to everything stipulated there.  And the hotel or any host operating independently, has far more power to enforce its own rules, than they would when listing on Airbnb.  In essence, we could say that one of the main reasons hosts are so upset by guests “who dont’ read the listing/rules” is not because they arrive without knowing what they are supposed to know, or because their expectations may be off, but because if they complain to Airbnb to mediate a dispute, Airbnb may well side with the guest even when the guest clearly did not follow through on his responsibilities, booked without reading the info presented, broke the rules, etc.

Hence the fact that the same hotel or host with the same house rules, can end up with more of a problem when the guest doesn’t read these, if the guest books via Airbnb, seems to have led many hosts to put the blame on the host for having these rules, rather than appropriately blaming Airbnb for its failure to support hosts (or hotels!) in being able to protect not only their own property but also the experience of other guests.

Increased risk for the Small Property Owner or In Home Host

Now that we’ve looked at the dilemmas and loss of protections even for large hotels and large real estate companies that list on Airbnb, let’s look at the risk faced by small in home hosts or those with just a small number of listings.

It should be obvious that a host is at greater risk, when they have problem guests, when they themselves live in the house where they are welcoming the guests.  They may have a family with small children, their home may contain valuable art or other objects, they may have neighbors looking out their windows all day just waiting for evidence of an “Airbnb guest problem” that they can take to their city to try to lobby to get short term rentals banned in their city.  Or, if nothing else, these in home hosts just might have something in their home which oddly has become almost culturally marginalized in the STR community at this point in time — gasp— they might be people who actually live in their own home.  Though Airbnb ostensibly started out as a place to welcome guests into one’s own home, the cultural values that Airbnb is now promoting, and the rise in “hosting” among those who dont’ live in the properties they rent, has now almost sidelined the in home host and made them into a bit of a freak.  At the very least, it sometimes seems that Airbnb finds it inconvenient that hosts live in the home where they welcome guests.  After all….this introduces so many uncomfortable complexities that they would rather not have to cope with. Such as…guest is sharing the bathroom and kitchen with the host or even other guests.  The house has a “lived in” feel and has antiques and heirlooms,  rather than featuring all brand new furniture from IKEA.

People who live where they host will obviously need additional protections and precautions, above the hotelier who rents rooms to people in a hotel which is not his own primary residence.   A hotel which is not where his family lives, where his pets live, where all his valuables are stored.

Also, whereas a hotelier might easily accomodate guests with service animals and emotional support animals, because they themselves are not staying in their own rooms, and they may have so many rooms that they can set aside some for those with animals, reserving others for those who are allergic to animals, the host with only 1 or 2 bedrooms to offer guests in her own home does not have that luxury.  Yet ironically, she is given less freedom by Airbnb to decline guests with a service animal, than the hotelier operating independently.  The hotel may refuse all emotional support animals: the in home host may be afraid that if she declines a guest with an ESA, the guest will complain to Airbnb and Airbnb may simply terminate the host on the basis of the guests’ complaint, without bothering to get any additional information. If you have trouble believing that Airbnb would do such a thing, consider the recent case where a guest contacted Airbnb and claimed the host had an unsecured firearm in a doggy basket by the front door.  Airbnb terminated this host, without bothering to further investigate, and completely dismissing the hosts’ statement (and the truth) that this “firearm” was in fact a rubber dog toy.  
It took this host going to court, to get herself reinstated on Airbnb, and the judge in the case was very displeased with Airbnbs’ practices and indeed its whole TOS, which the judge flat out said that “no one should sign.”  The Airbnb attorney in this case argued that Airbnb had the right, basically, to terminate anyone, without doing any investigation, without giving any reason, at any time, because it had given itself these ‘rights” in its own TOS.

But whereas in home hosts need additional protections and precautions, the problem is that Airbnb’s platform and policies  make it increasingly difficult for hosts to employ these.  p2_StressCartoon_W1804_gi603862734

(1) Airbnb has pushed instant book on hosts, essentially promising to punish them with demoted status if they don’t allow all comers, and insist on screening guests.
(2) Airbnb doesn’t allow guests to provide contact information, weblinks, before booking, making it much harder to screen them eg by looking at a LinkedIn page for them, or getting references.
(3)Airbnb has removed the ability of hosts to see photo of the guest before booking, which could be used to get a sense of the person’s character, or provide host a “gut sense” of whether they feel comfortable with the person.
(4)Airbnb insists that hosts provide an explanation of why they are declining a guest, each and every time they decline someone, which has a chilling effect on hosts’ willingness to decline, as they obviously do not want someone standing over their shoulder monitoring who they let into their homes.  Also, it’s well known that declining guests can lead Airbnb to “punish” a host for declines, by demoting their status in the search results.
(5) Even beyond these other potential punishments for declining a guest, a host has to worry that if they decline a guest who turns out to be in one of the “protected categories”, eg race, disability, sexual orientation and so on, that Airbnb could punish the host, even to the point of terminating their account, based on interpreting the decline as discrimination.
(6) Airbnb does not allow hosts to fine guests for rule violations.
(7)Airbnb fully refunds guest for days remaining on a stay, if guest is asked to leave due to rule violations, and often, they also do this if guest cancels, even in violation of the host’s cancellation policy.
(8) Airbnb apparently intentionally makes it difficult for hosts to get reimbursed for damages to their property, by imposing demanding conditions, for instance, that hosts must have all documentation of damages by 24 hrs after the guest checked out, if another guest is checking into the same listing.

So, given all these limitations on how we can protect ourselves on the Airbnb platform, what are hosts to do?

I submit that if you really want to avoid problems with guests, you need to first of all avoid falling under the spell, or the misrepresentation, that renting out property is some very simple easy thing that anyone can do and which should be quick and simple for the guest to do…and if it’s not, then it’s somehow your fault.
Anyone who ventures into the business of renting out property can find, often to their horror, how complex it really is.  Coming back to a listing to find every single item of furniture stolen, really reinforces this fact.  Having drug dealers book your home, and then getting your account terminated by Airbnb when you kick them out and put their luggage outside, drives home the point of the complexity of this business.  Having any guest book, who promises up and down that they read all your house rules, and then arrives and begins to break most every rule, drives this home.

There is fortunately, a  traditional and long-standing method to prevent many of these problems — but the difficulty is that this method is adamantly opposed by many arrogant hosts.  The method is called “screening your guests” and one of the big problems in the host community groups, is that you will see a lot of people giving very bad advice and basically telling you not to screen guests, or advising only minimal screening, and calling you rude and invasive of people’s privacy when you try to take adequate measures to protect yourself, your home, and your livelihood.  Suffice to say I find this quite concerning, if not at times absolutely detrimental to hosts’ businesses.

Simply put, here is what I advise to hosts: be pro-active, rather than re-active, in protecting yourself. 

It should be obvious to hosts, based on things I’ve mentioned above about how Airbnb and other Short term rental platforms work, that you absolutely should not depend upon getting made whole by the STR platform after a situation with a problem guest or after damages occur. You hope you’ll get reimbursed, and in most cases you probably will (as long as you know how to document damages very well) …but I advise not depending on it.
Hence, a viable business model is NOT one which incorporates the assumption that you will always be paid by Airbnb for any damages or cancelled bookings.
Hence, you need to set up your business so that YOU are the one protecting yourself rather than rely on hoped for protection from Airbnb or any outside authority or platform.
You should be running your business actually on the assumption that you will NOT be paid for damages, that you will NOT be paid if a guest cancels early, etc.  It wont’ always be the case that you wont’ get compensated, but what I’m saying is that your business will be more viable if not built on the assumption that you will always get compensated.

One of the things I think comes through when reading hosts’ stories, on this and many other host community groups, is that as much as possible, whenever possible, it is far far preferable to (1) PREVENT bad guests from booking, (2) from ENTERING the premises if they do book, from (3) STAYING for any length of time if they enter the premises and start breaking rules, ….than allowing any of this and trying to get compensated afterwards for the results. Screening guests

So, as to #1 here, screening guests is very important, and not enough people know how to do this. In fact a lot of hosts seem to have absolutely no idea how to screen guests.  The key involved in screening, is a good understanding of human nature, and a close reading of stories of problems other hosts have had with guests.  The more you understand about what kinds of problems occur, the more you’ll learn ways to prevent those problems by looking for signs of the “type” of person likely to bring that type of problem.  The more intuitive you are, actually, the more likely you will be good at screening prospective guests.
As well, the skill of screening guests depends on our own understanding and valuing of our own needs.  If we don’t know what we ourselves want, or what our own needs are, it’s harder to screen guests in order to attend to our needs. For instance, I recently helped a new Airbnb host set up her listing.  I helped her set up her house rules as well, and when she got her first guest requesting to stay at her house, one of her first responses to him, was that she thought he would have trouble with one of the house rules, just based on some random impression of him that she had.  She was then inclined to exempt him from what is actually a pretty important rule, because of her orientation to accomodate him and the needs she perceived he “might” have (which she had not ascertained definitively).  I pointed out that she was minimizing her own needs in this situation, and so she did not exempt him from this particular rule, and it turned out that didn’t bother him at all because he was fine with that rule. So this is an example of how hosts undermine themselves to try to “please” others.

Screening…for types of people….
Now some people, as soon as they hear the term “type”, become reactionary and will argue that we are “stereotyping” people.  Okay, if you don’t want to learn how to screen people, or think it can’t be done, no one is going to force you to do it, and you can live with the consequences.  The fact is that there are “types” of people who bring “types” of problems …. and while it is not an exact science to determine risk from information available to you, please keep in mind that you are not a judge in a court, you are a property owner engaged in a business, the kind of business which has a right to have this statement on your business shingle:  Refuse_Service_Sign

If you don’t absolutely believe in your right to refuse service to ANYONE, then you may need to spend some time asking yourself why.

How to screen guests?
First determine the kinds of problems that could occur with guests.  You can get this information by reading host community group posts or going to this forum and reading posts there.

This is Queenie’s list of questions for prospective guests:

As well, read this post on “red flags” for hosts.

And this post which contains amusing depictions of some of the problematic “types” of guests:

Some things you may not realize: you can ask the guest for their full name, which will allow you to do much more screening on them than you could without that.  You can look for them on LinkedIn, social media.  If they claim they are coming for a work project, you can also look up the company they are working for and those they will be working with.  You can if you want also ask for names of previous landlords, in case you’re considering offering them a long term stay.
If you get their full name, you might be able to find their photo online, which could help you get a better sense of them.

Other things to take care with in screening and communicating with guests: make sure you have a well crafted set of house rules and that you ensure guests have read these before you let them book.  I used to think it was sufficient to just tell guests, when they made a reservation request, that they needed to read the house rules.  After all, I thought, Airbnb also requires them to check a box stating they have read the house rules, in order to request to book.  So I would be a bit redundant asking them to read the rules.
I found that even these two statements asking them to read the rules were not enough.
People were saying they read the rules, arriving, and doing things that made it clear they did not read the rules.  So now, I do what many hosts do and put a “code phrase” in the house rules and if the guest requesting to book does not tell me the code phrase, I don’t let them book because that reveals they haven’t read the information.  I wish I didn’t have to do this, because it feels a little silly, but one of the most important things to learn about accepting guests and screening them, is you can’t necessarily take everything they say at face value, particularly regarding guest saying they read everything.

Because Airbnb does not “have your back” as they should — and while some hosts think
Ive got your back ph
you are “safer taking guests from Airbnb”, actually I think what I’ve shown above is that the reverse is actually more often the case.  You’re safer taking guests bookings directly, because you have more ability to enforce rules and consequences for rule breaking, payment by guest for damages using their security deposit, if they book directly with you.  With Airbnb, your ability to protect yourself in all these ways is weakened.  Additionally, many hosts have found that they are reluctant to bill guests for damages guests did, because “they might retaliate against me in their review.”  So there’s one more factor that makes getting guests via Airbnb less safe for you, than doing direct bookings.  There are no reviews with direct bookings, and certainly none which threaten your business the way Airbnb routinely threatens host with low reviews that, all too often, do not represent any problem with the listing itself, but rather represent the result of the host confronting the guest over their bad behavior.  Many guests thus confronted will retaliate via the review they write of the host’s listing, essentially telling lies to get back at the host.
For instance, I recently had a guest who broke an important house rule. After I confronted him about this, he wrote a scathing review basically stating that I was not to have such house rules, that this was wrong, and that my house was very unclean (a lie).  Never mind that one of my house rules, was, in fact, that he was not supposed to be booking a stay at a place where he could not agree to follow the house rules without resentment or difficulty.
This is quite common, the problem of badly behaved guests retaliating against the host who tries to straighten them out, but Airbnb has shown no interest in protecting hosts from this problem of guests retaliating if we ask them to actually follow the rules they agreed to when booking.  By doing nothing to address this, Airbnb is lending support to guests who break house rules.

As to #2 above, you will need to be able to actually turn away a guest at the door in some cases.  If you are not comfortable doing this, then you may not have one of the skills needed to do this business and protect your own property.  If the person arriving is not the one who booked, if the person who arrives appears under the influence, or homeless, or is bringing with them about 12 boxes and bags and all their worldly possessions, if they are bringing a pet which you dont’ allow….you need to learn to say no.  This is very very important and a lot of hosts lack this ability.

As to #3 above, you may have to evict a guest.  This is hopefully rare, but at times it is necessary. It may be necessary for instance if the guest has invited in 50 additional guests for a party, or is shooting off  a gun in the backyard, or has snuck in 5 dogs, or snuck in 4 toddlers to a listing which is dangerous for children.   If you are renting through Airbnb it is advised that you do this carefully and with a lot of communication with them so you dont’ end up in trouble.  It’s not always preferable to evict a problem guest, and one of the issues you have to weigh is the likelihood the guest will make false statements to Airbnb about the situation.  Statements which might lead them to terminate you from the platform.

Many times on the host groups, hosts tell stories about problem guests, which reveal that they accepted a reservation which came with one or multiple red flags. Just do not do this!!   Or they will share the photo of the guest, which showed someone who, if a person with ordinary intuition saw that photo, they would not accept that guest.  If the person looks menacing, or looks like a homeless person, particularly given that this same person could have chosen another way to present themselves, chances are they will not be a good guest.  Photos are important in screening — try to get guest to tell you their full name so that you can find a photo of them online.

If your business model is such that you are not able to decline someone because you dont’ feel comfortable with how they present, or you feel you can’t cancel a reservation of someone who is breaking a lot of rules, because you need the income, then I submit to you that you dont’ have a viable business model.

Other things that hosts do to protect themselves:

Have security cameras at the property, eg Ring doorbell.
Have noise meter at the property, to notify them if there is a party going on.
Have all guests sign a rental agreement and send it to them, before arrival. To be an effective legal agreement this may need to be a long document.  Several hosts I know use rental agreements that are 7 to 8 pages long.
Require that guests show their government ID on check in. Do not allow them entry if the name on the ID does not match that on the rental agreement.
Have someone at or near the property who can keep an eye on what is going on there.
Immediately communicate with guests when they break rules.

In sum, to run an effective business in property rental, you need to operate under the assumption that you alone, and not Airbnb or other platforms, are responsible for screening your guests and protecting yourself…because chances are, that in the end it will only be your own efforts that will protect you.


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