Airbnb guests staying longer than 28 days

[Leon Lee]

Hi, STR Hosts

I just set up an airbnb unit in a relatively rural area in Georgia. I noticed that a majority of guests are travel workers and interested in staying more than 28 days. As a newbie short-term rental host, I wonder:

1. what is the best approach to handle such guests?

2. Do you perform background screening and sign rental agreement with them just like you do with other long-term tenants if they stay longer than 1 month?

3. Do you charge deposits for guests staying > 28 days? If so, is it equivalent to one-month rent as well?

4. Currently, I have a group of guests asking to stay for 2months. I asked them to book only 28 days and then I blocked the second 28 days on my calendar for them. One option that I am planning to do is to ask them to live in a hotel for one night after the first 28 days and come back for their second 28 days. Is this practical?

5. If a guest stays for 2 months and I had trouble getting him to leave in the end. Do I need to go through the same procedure as evicting long-term tenants, or the process will be much faster and easier (although it is probably still more difficult than those staying less than 28 days) ? The property is located in Bartow County Georgia.  

6. For guests staying longer than a month, what is the general guideline on the profit target? Suppose a long-term unfurnished unit can rent for $1300/month. Will $2600/month be reasonable/profitable for the same unit, but short-term and furnished (including utilities, internet, supplies)?  

Thanks in advance!

Lee

[Julie McCoy]

Treat them like long-term tenants.  Have a lease, know the landlord laws.  Find sites that cater to travel workers and see if you can find comps in your area to base your rents on, but if they're trying to book more than 28 days at your nightly rate, keep rolling with that.  See if you can source any info about their housing stipend so you don't overprice, but aren't leaving money on the table either. 

One night at a hotel may not be sufficient to interrupt their rights at long term tenants - again, know your local laws.  The traveling worker niche can be a good one, just make sure you're set up in ways that protect yourself.  What kind of workers?  @Paul Sandhu has an incredible business housing industrial plant mechanics etc.