All Forum Posts by: Jozlyn Parker

Its a house with 5 beds combined. 2beds on the bottom floor, and 3 on the top floor. They lower and upper floor are seperate units. 

As everyone else has said, depends on the location. 

This can be done. You need a PMS and you’ll make a listing for each unit and then a joined unit and cross all your iCals together 

personally I’m not a fan of this. Either rent it as 1 unit or 2 units. Don’t combine them

Right on point there Ray. Loving the feedback guys! 

Most likely your best bet is going to rent it out as unit big 5/2 unit. I have a client here with a 5/3.5 house and it is great. He makes the big bucks because south FL is a big time tourist destination and it 5 minutes from downtown and about 7-8 min from the beach. It will depend where your place is but generally less problems as one unit to not worry about other guests negatively interacting with each other.

That could potentially be an option, to use the 1 bedroom basis for days left over in the month to fill up and make the most of the potential earnings. However, if you look at the stats, the occupancy might be lower in a 5b house, but the base income is over the top, as compared to renting 1 place out or even 1 unit on the lower or top floor. And because I won't be resisding in this residence, I'm also not too keen on working with a Property Manager, it would be best suited to keep things nice, easy and mangeable remotely. In regards to my situation. What do you think ? 

Quote from @Jozlyn Parker:

HII, 

I have a 5 bedroom property (a house) , when listing it on Airbnb that property can be taken up by a whole family or seperate individuals can rent it out per room etc . I just wanted to figure out how do you go about charges there . Do you base per room or per guest . So I’m able to figure out my potential profit for a month and so on. Just trying to figure out is it based on average night of how many rooms In a house or  can you seperate the costs of a place per unit. I’m a bit confused as to how to go about it . Would really like your guys input on this. 

Because this and many other areas in most places, mainly rent 2/3bedroom places have a higher occupancy rate.  And rarely do they rent a whole place unless travelling in big groups or families, mostly during summer seasons.  So what’s a good way to optimise my earning in this situation ?

I would really like your guys thoughts on this . 

Thanks and much appreciate!!!

 - There're lot of host renting their own room in Airbnb, that's how Airbnb started.
-  I've stayed in the house that all the room is rented by any other guest and host stay there ; but I also had stayed in Airbnb where the host doesn't stay there
- the typical room only accommodation is almost always between $60 to $140 nightly rate these days, following the Motel pricing with discount.

-I have myself offered Airbnb the whole house or per room as well

If you ask me, I would prefer to rent per room basis than the whole house. The occupancy rate is much higher, more income and especially LESS Demand from guest, sometimes they just want a quick stay like a travelling nurse.

I'll make sure to look more into it. Would you be able to guide me further pls?

Quote from @Jozlyn Parker:

HII guys, 

I wanted to ask how do you go about managing your first Airbnb property remotely ? Without the help of a property manager. 

- And what if something breaks/or repairs need to be done, and your living a far how do you go about this situation ? 

- Also how do you go about property repairs/is that covered by the tenant or insurance or is there some sort of bond agreement. 

Thanks

Are you not hiring a PM to maximize ROI?

Some food for thought, a professionally managed STR can, sometimes, can nearly net the same as self managed. We are on 16+ channels with powerful pricing tools, 24 hour guest services, etc. This leads to higher occupancy, increased ADR, and better reviews, further increasing occupancy. Having access to Marriott Homes and Villas, JetBlue/Allegiant Airlines sites, etc has really helped some properties to fill their calendar. Depending on the specific market you are in and the specific services offered by the management, the benefits could largely outweight the cost of having a PM. This is not even including discounted large ticket maintenance (plumbing, roofing, electrical, HVAC services, etc).

Yes!! Yes of course. I totally agree 

This topic comes up very frequently. If you do a forum search, you will find many posts. 

Remote management is doable, if you have the right contacts in place...cleaners, handyman, lists of services to call when something needs repair. Remote locks, thermostats and definitely be willing to have and spend the time to answer calls, texts and emails from your guests. You need to be organized and have systems in place on regarding how each booking is handled from their 1st inquiry to their review of their stay.

Thanks for that Andrew

Briefly mentioned above but very important is the semi sharing of space (in this case shared ceiling/floor) as well as outside.  We have had some duplex style units and in my experience we have had some very high end spaces (i.e. beachfront house with 4/3 main house and 2/1 guest house rented separately) and the main house was generally put off my sharing the property with another unit, even though it was properly disclosed.  There were complaints and negative reviews.  We also currently have a more urban duplex with separate driveways and separate backyards, and complaining has been minimal but not zero.  You must be prepared for late night calls as 1 guest may be a small family with children with plans to get up early and the other guest young and returning home late from a bar and being noisy.

Thats sounds like that could work out. 
How would you go about setting that up for last minute bookings. Should i list it b4 and block of the dates, sorry I didn't quite catch how to go about it ?
Can you pls advice me further. 
Loving the input 

It depends on your market and how well a 5 bedroom house does vs 2 separate units with a 3/1 and 2/1 mix.  You would have to look at comps.  Keep in mind that if the top and bottom are rented out separately, guests below may complain about noise from guests upstairs even just walking around since most single family homes aren't built with noise separation in mind.

If a 5 bedroom can get a lot more income than the 2 units or you like to have one unit for better efficiency, some opt to have another listing with just a portion available within a month to fill remaining days that aren't booked since it's easier to get smaller groups last minute than larger ones.  You can have multiple listings for the same properties with rules to set up when they are bookable.

I agree Michael. 
That wouldn't be very ideal 

I agree with the others @Jozlyn Parker. Rent the whole house.

Let us know where you are located so we can give better advice.

Personally I have stayed alone in a room with other guests. No big deal. I would never do that with my wife or family.