All Forum Posts by: Becky Fischer

HI @Charles Mullins. Yes, if you are not local to your rental, I think you at least need an excellent cleaner to prepare for each new guest. Most cleaners in our area (Cape Cod) are so busy on turnover days, that they do not have the time to also deal with laundry or roles of a property manager. You may be able to find a property manager who also sets up and provides the cleaning. An unclean home is a real target for a negative guest review. We also encourage homeowners to leave a welcome note and gift. Something personal. This is something that perhaps your property manager could leave each new stay. The vacation rental market gets more competitive each year, homeowners really need to go above and beyond to find guests and encourage them to come back again! 

Beacon Hill lawmakers seem poised to bring the lodging tax to fruition, although the details have yet to be decided upon. For years, and particularly this past year, we have been voicing our opinion about the negative consequences of this tax through the media and meetings with legislators at the State House. At our encouragement, many of you have written to legislators to voice your concerns. Until this year, the political will has not been sufficient to pass this tax bill. It now appears inevitable that a Lodging Tax bill of some kind will be passed this summer. Time is of the essence to communicate with our legislators!

On Tuesday, June 27, at 10:30 AM, a public hearing will be held in Room B-1 at the State House in Boston.

On Friday, June 30, at 2 PM, we are meeting with State Senator Julian Cyr at Brewster Town Hall. Senator Cyr, who represents the Cape and Islands, came into office in 2016, and this is our first opportunity to meet with him. 

We encourage you to write to these state legislators regarding their proposed bills:

Rep. Aaron Michlewitz – Bill H3454 An Act Regulating and Insuring Short-Term Rentals

Rep. Sarah Peake — Bill H2642 An Act Providing for Local Aid Enhancement

Sen. Michael Rodrigues – Bill S.1616 An Act Updating and Modernizing the Room Occupancy Excise

Sen. Eric Lesser – Bill S.1553 An Act Relative to the Regulation and Taxation of Transient Accommodations in the Commonwealth

I think your winter pricing is too low. People who are renting in the winter are either wanting to spend a holiday there (short-term) or wanting to rent as a professional for several months at a time. Otherwise, I think you have tiered the pricing well. 

The demand for June and September rentals is relatively high. Although the minimum stay tends to be lower as most folks come for long weekends. Marketing for off season rentals is more competitive, so I agree with John that you will want to adapt your listing to reflect off season offerings, advantages such as cozy fireplace, local events and festivals, even updated pictures showing the house in the spring or fall. Pricing is very important, as supply and demand shifts. 

Thanks, 

Becky

Hello Eric, 

I recommend visiting our site as well to run a search for 4 BR homes in Chatham. Most homeowners do not offer nightly prices in the summer, as all our bookings are by the week. $2800/week sounds about right. Other factors to consider in price comparison are the amenities offered (high-speed, linens, air/conditioning). We consider "walk to beach" to be within 1/2 mile to beach. The high season is from the last week in June (starting 6/24) to the last week in August (ending 8/25). Most homeowners tier their pricing for shoulder season weeks. Many homeowners lower their minimum stay to 3 nights in spring and fall and then set up a nightly price. 

Hope that helps! Chatham is a very popular place to vacation! 

Becky

Two members of our staff and I spent this past Thursday at the State House in Boston for the second time in a month advocating on behalf of our homeowners against the proposed Lodging Tax. We met first with Rep. Jay Kaufman, Chair of the Joint Committee on Revenue, and then Rachel Lake, Operations and Constituent Services Director for Senator Julian Cyr, who represents the Cape and Islands.

As we mentioned in previous communications on the topic of the Lodging Tax, the momentum is growing among Cape and Islands Chambers of Commerce and state legislators across the state to impose the 11.7% Lodging Tax to all short-term rentals, with 5.7% going to the state and up to 6% to the towns.

Our opinion piece that was published in the Cape Cod Times on April 5, outlines our reasons for opposing this tax.

Despite our concerted efforts for nearly ten years, it is becoming increasingly clear that legislators are intent on imposing this tax and will likely succeed.

Homeowners can certainly continue to lobby against this tax, but a more realistic approach at this point might be to attempt to mitigate the negative effects it would have on the Cape and Islands. In our discussions with legislators, we’ve recommended phasing in the tax over a period of several years in order to soften the blow of such a large tax all at once. We are also advocating to have the tax imposed only on rentals that are rented for longer than 100 days, and for a bill that would distinguish between different rental markets.

The legislators need to hear the voices of homeowners! We urge you to write to any or all of the legislators below, all of whom have submitted bills to impose this tax. It’s important that you voice your opinion about this tax and its potential effect on you personally, your guests, and the Cape and Islands vacation industry overall. We are doing everything we can, but ours is only one voice and strongly needs the support of others.

Wondering what to say to the legislators? View our opinion piece referenced online Cape Cod Times: Lodging Tax Will Gut Tourism Industry, for specific arguments against the tax.

Representative Sarah Peake, Lower and Outer Cape, Bills H2642, H2637, H2640

Senator Julian Cyr, Cape and Islands, supporting Rep. Peake’s Bill H2642

Senator Michael Rodriguez, First Bristol and Plymouth, Bill SD 1118

Representative Aaron Michlewitz, 3rd Suffolk, Bill H3454

Senator Eric Lesser, First Hampden and Hampshire, Bill S1553

Written by Joan Talmadge

Here is the latest information from Governor Charlie Baker's address last night: “We’ve proposed closing the tax loophole on Airbnb. But we will oppose any effort to pass a broad-based tax increase on the hardworking people of the Commonwealth” 

As you may know, Vacation rental owners on the Cape and Islands may soon be faced with charging their guests a nearly 12% lodging tax. The Massachusetts legislature has until July 31 to move Ma Senate bill S2423 forward. On Monday, we learned that Governor Charlie Baker had changed his mind and decided not to support the bill. 

We have posted two blog posts this week with more information and State Representatives contact information for those rental homeowners who want to take action. 

There are several reasons why we do not support this tax: 

• The average annual rent increase for Cape and Islands vacation homes is 2%. A nearly 12% increase in rent is unrealistic and would force homeowners to absorb the tax. Many vacationing families return to the same rental home every summer. This rental increase can be extremely disruptive to the repeat business that many homeowners rely on.
• Many Cape and Islands homeowners struggle economically due to the very seasonal nature of business here. Most are renting their homes, not out of a desire to enter the hospitality business or make a killing, but out of a clear need to pay their bills and keep their homes even through the long winter months when there is no income but continuing huge expenses.
• Proponents of the tax believe that vacationers should pay to use town services. But property owners already pay real estate taxes, and visitors often pay the towns for such amenities as beach stickers and permits.
• Rental homeowners already pay a lot more in tax per bedroom to the town than a hotel/motel. Homeowners pay based on property values, while hotel/motels pay based on net income, which is much lower.
• This tax could ultimately harm the tourism market, which in turn could bring down overall real estate values.
• A lodging tax on top of vacationers’ rental payment could easily lead some to go elsewhere for their vacation. This would send exactly the wrong message to visitors at the same time that the Chamber of Commerce is trying to attract new visitors to the Cape and Islands.
• Naturally, if the tax influences vacationers to go elsewhere and prevents homeowners from being able to afford to own and manage their rental homes, anyone considering purchasing a home on the Cape and Islands will be more reluctant to purchase a home here, driving the housing industry 

For more information, please visit our most recent blog post: http://blog.weneedavacation.com/2016/07/25/hopeful...

Thanks, 

Becky

Hello @Mike Hurney, 

Airbnb has been really successful for a lot of people. Some homeowners here on the Cape use this listing service, however so many Cape rentals are the entire house for a weekly rental. Which I do not think of Airbnb's "wheelhouse". Airbnb seems to flourish with one room rentals for a shorter stay. 

Airbnb does charge vacationers a 6-12% booking fee which they explain as “This helps us run our platform and offer services like 24/7 support on your trip.” Fee is not as apparent as the recent VRBO initiated booking fee, which has greatly angered homeowners. 

Whichever method a homeowner uses to advertise and book their home, we strongly recommend that a) the property listing is marketed very well with excellent pictures, thorough description, About The Owner feature, video, and accurate information as well as b) a conversation exist between the homeowner and the vacationer prior to booking to ensure that the house is a good fit for both parties and expectations are clear and acceptable.  

Finally, we became aware this week that Airbnb's action team is pushing for Bay Staters to support Bill S2423 which would incorporate a 12% lodging tax on vacation rentals. 

Hope that answers your question. 

Best, 

Becky

Hello @Sam Denny.  I was just in Harwich Port last weekend photographing a home. Yes, excellent pictures are vital! 

Our business advertise Cape rentals and supports the homeowner to effectively market their home with various marketing services, but we do property manage. We do provide a Home Services Directory that lists property managers, cleaners, plumbers, painters, etc. for Cape homeowners. Hope this is helpful:  Home Service Directory for Lower Cape Cod

Best, 

Becky