How to Effectively Screen Your Airbnb/VRBO Guests

Question

Hello Everyone,

You are all so helpful in the forums when someone posts leaving a question or comment so I figured I'd share some thoughts and provide some value back to the community. I'll try to do this a couple times a week to engage the community.

In the instant booking feature, there's options to require guests to have the following; Government-issued ID required, Host recommendation required and a pre-booking message requirement. Make sure you turn these requirements on as your first line of defense. People who don't have these categories filled out, will send you a "Request to Book" which will allow you more time to figure out if the guest will be a good fit for your property. Don't be afraid to ask the guest to verify their identity with Airbnb if they haven't already. Especially, if they do not have any reviews.

Beware guests that are high maintenance and have patience. There will be times where guests request a lot from you upfront (which isn't always a bad thing), but could be an indicator of what their stay could look like. They can also hurt your reviews leading to further problems. Most guests want somewhere to stay and don't want to be bothered, so have patience and wait for the right guest for your unit.

That's a few of my thoughts, but I'd love to hear your thoughts as well.

Hopefully this provides some value to you!

Best,

Andrew

Tim Moore · Answer

@John UnderwoodThat makes sense John....I notice investors worry too much about "what ifs". I do understand navigating a litigious reality is challenging, but if you set contingencies in place for the unexpected, you should be fine. Stop stressing over things you can't control.It's really sad when most restrictions & laws are just a money grab, but they try to disguise it as consumer advocacy. Gimmie a Break.

John Underwood · Answer

I get a driver's license from person making the reservation. I don't stalk them on Facebook or the like.If they can afford to stay at my house they are approved. I have better things to worry about.

Andrew Street · Answer

@Michael Baum No lecturing at all. You have found something that works for you and keep you happy. That's all any of us can ask for. Thank you for sharing your process!

Michael Baum · Answer

Hey @Andrew Street I do not use dynamic pricing. I hate it and won't subject my potential guests to it. I have a flat rate and I review it every 6 months or so. I just up'd it a bit for 2022. I base everything on the comps on the lake. There aren't as many as an area like Pigeon Forge, but there is a fair number ranging from small traditional lake cabins to mega log mansions. So far I feel I have been successful. I try and keep it affordable for families as long as I am paying for the house and making a decent profit.We have all 5 star reviews on both VRBO and AirBNB. It is very well stocked top to bottom. I hate staying anywhere without enough plates, or forks, or towels!Please don't lecture me about dynamic pricing. I get way too many PM's telling me I am stupid. :)

Andrew Street · Answer

@Bruce Woodruff #5 is an interesting point. Most statistics around airbnb stays will show you that there's a lead time before a booking is made, so why even allow a last minute booking? Especially as it can gunk up the schedules for your cleaners and other personal who have to make up the time for you to make a little more money than you typically do. I've seen a lot of STR lead times being around 4-7 days, so maybe booking 2 days in advance is something I should consider implementing.

Bruce Woodruff · Answer

My guests have to 1) provide a Govt ID, 2) have positive ratings from prior hosts 3) if no #2 then message me with reason for visit, 4) no single night stays, 2 night minimum, 5) no last minute bookings, must be booked at least 2 days in advance.

Andrew Street · Answer

Interesting. Appreciate the insight, John!

John Underwood · Answer

Mostly Vrbo. Airbnb has been useless in my area. I have an automated message that is built into Vrbo that says your booking will be confirmed once you send me a copy of your DL. No need to pay for some 3rd party software to duplicate free feature in Vrbo and Airbnb.

Andrew Street · Answer

@John Underwood Got it, so you request images of the Driver's license over the airbnb chat then? Price definitely seems to be another barrier that brings confidence to a booking.

Andrew Street · Answer

@Michael Baum That sounds like a pretty incredible property you have to be booked out a year+ in advance. A 3-night minimum is definitely a good move and I implement that myself on many properties. With such a high occupancy, have you been increasing your pricing? Do you use dynamic pricing or manually update?