How much do you disclose in your Airbnb/HomeAway descriptions?

Question

I tend to over-describe and give way too much detail.  I'm a teacher, I can't help it.

So, when I was at my cabin last weekend, cleaning for the photo shoot, I couldn't help but notice that my immediate next door neighbor has a dog that barked nearly all day on Saturday but then was completely silent on Sunday.  There was also a LOT of gunshots we heard coming from far away.  It was coming from a 22-acre training center that is just down the road.

So much for the "tranquil getaway" that I'm trying to turn into a business.  All I could think of was how pissed a guest would be if I sold them a "quiet and peaceful" log cabin in the woods only for them to drive up, get out of their car and notice the constant barking of my neighbor's dog.  What the hell do I do?

I could disclose this in my description because it may not bother some guests to the point of not booking.  Or I could NOT disclose it and hope for the best.  I just don't want to catch anyone off-guard and have a review that said their stay was ruined by a dog that is barking constantly.

Do I talk to this neighbor about his dog and try to offer a solution?  Do I call the HOA (which is really just a "maintenance corp" that maintains the roads in the little neighborhood)?  This neighbor of mine is the town hoarders and they like to hoard their cars/trucks/campers in FRONT of their house, which is right next door to my cabin.  Sheesh!  When does it stop?

Paul Sandhu · Answer

I keep the descriptions pretty short in my online ads.  When I meet people face to face in one particular house, that's when I drop the bomb on them.

The house is haunted.  More than 50% of the renters have experienced paranormal activity in that house.  It's a 3 story house with a full basement (that's where a guy died), 4 baths and 9 beds.  On the fridge I have a message.

Rachel Kokosenski · Answer

I would avoid putting in anything that warns the guest about excessive noise. Instead, focus on how there is a gun range nearby as a potential activity for your guests (they can make their own conclusions about noise level without you pointing it out!). As for the dog noise, it may not be home when a guest stays there so I wouldn't bring it up in your discussion. If guests start to complain, then I would address it with the dog owner.

When I purchased my rental, their were previous comments about the "excessive noise" from a local attraction. None of my guests have ever said a thing and I never noticed the noise myself when I stayed there. (I'm thinking they may have had the window open at the time, because I don't know how else they would notice as there really isn't any noise!)

Hope that helps!

Paul Sandhu · Answer

@Avery Carl You could say "The road is a good hiking/cardio trail".

Garry C. · Answer

One of my units is RIGHT NEXT TO railroad tracks. We get a few coal trains a day that come by. Kids LOVE it! (And frankly, so do I.) I actually put it right in my listing headline, "Right Across the Railroad Tracks from the Tubing Hill!" But that's all I say about it.In six years I've had a handful of people ask if the trains will keep them awake at night. I let them know that I want them to have a good vacation, so if they are light sleepers, they might want to look elsewhere. But truthfully, it's never awoken me, and I tell them that too.Half of this handful have written a 5 star review where they called it out, said they were worried about it initially, and that it didn't bother them one bit. This could be why no one ever asks anymore.Only one person actually complained, and that was privately, not in their review.

In your specific situation, is your property Pet Friendly? If so, not only is that a niche that can help you attract new customers that sometimes have a hard time finding accommodations, but they will likely also be more tolerant of a barking dog.

With that said, I agree with what some previous posts have mentioned, you may want to talk to your neighbors and/or the HOA about the noise and the junk.

Alana Mehaber · Answer

https://www.guesty.com/increase-bookings-with-perf...

How to Increase Bookings With the Perfect Description for Your Short-Term Rental Listings

Avery Carl · Answer

@Paul Sandhu it's a "historic one-laned logging trail that the first settlers in Tennessee traveled for timber, you can still see the potholes that they created today!"

Avery Carl · Answer

I agree with @Rachel Kokosenski, mention it but put a positive spin.  On one of ours that has a very steep road, we say "the road is a little intimidating on the first try, but by your second trip up you'll be a pro!"  In addition to reporting to the HOA, check your city codes and see if there is anything in them that would warrant reporting the neighbor to the city for as well!

Ashley Wolfe · Answer

@Lucas Carl Thank you again for your insight.  It makes me feel so much better knowing that not every property or area is perfect but guests might think it’s the closest thing to heaven!

I think I’ll go stalk your listings now.  :)

Luke Carl · Answer

@Ashley Wolfe go to my profile look at my lIstIngs and rip them off. 1000+ 5 star reviews I must be doing something right. One of my cabins has a crappy hoarder neighbor that actually lives there. Living in the area I invest is rare as it’s all tourism. He’s got a sob story about his heart attack and his business falling apart yet I’ve never seen him work and he has a new girlfriend move in every 2 weeks. He’s got loud annoying dogs. This property also has a steep nasty road and no WiFi. It stays packed and gets wonderful reviews. The gorgeous view doesn’t hurt.

Side note... you said there’s an HOA. If so you can call them and tell them you want your neighbor to clean up his junk. Read the covenants first but every rule set I’ve ever seen lists “no junk, junk cars, no RVs or campers”

If he doesn’t clean it up they’ll put a lien on his property. Again read the rules first. Then let them know there’s a new sheriff in town lol

Paul Sandhu · Answer

@Ashley Wolfe I personally show the house to the renters, and at the conclusion of the tour is when I show them the note on the fridge.  80% of the people are not phased by it, they don't believe or are scared of paranormal activity, or say that they will keep the house clean.  The other 20% of the people have that "Deer caught in a headlight" look when I drop the bomb.  If they could stay somewhere else, they would.  But they are the minority in the group of people staying in the house.  So they don't really have a choice.  The 80 percenters usually tease the 20 percenters.  Look me up for a tour of the house if you are ever in this area.

The house was built in 1906.  A construction worker fell to his death from the 3rd floor and was found in the basement at the end of the work day.

How much do you disclose in your Airbnb/HomeAway descriptions?

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