All Forum Posts by: Leora Merrell

I have a handful of cabins there. It's been great to us but we bought before the boom. I suggest you tread very carefully in the Smokies if you want to make money these days. Use a realtor that not only invests there but lives there.

That said, I learned everything from reading every page on this STR forum for days and by joining STR Facebook groups and just reading and reading. You'll learn a lot more and a lot faster than talking on the phone to someone for 30 mins.

You will not get $715k. I’m sorry. We just sold one of our 2/2’s with a higher gross than yours for $515k. 

Quote from @Andrew Steffens:

Why is it busy - People evacuating FL?

October is typically our second highest revenue month of the year. People come for fall break and fall colors. 

I started to allow them to see if it helped with bookings. It did. I charge the pet fee and also bumped up my nightly base rate. I allow one and tell guests I would consider a secind if they message me prior to booking. If i'm okay with the breeds then I charge a second pet fee (usually half of the original pet fee). I've made a lot of money on pet fees. 

I'm kind of picky about what I allow though and I have strict pet rules in hopes of turning careless owners away. I ask that pets stay off all furniture, are crated when/if left alone, and are cleaned up after inside (fur, if applicable) and outside (pet waste). In general, people have been VERY good about it. I get a loser every once in a while but not often enough to make me stop collecting pet fees and a higher nightly rate than I was before. I have said no several times, too. I won't host high shedding dogs or giant ones. The cleaners would fire me and my cabins just don't seem like they're spacious enough to shove in German Shepards and Great Danes. That's just my opinion though. Some guests would feel super comfy still, I bet.

I agree with the others- you just have to let it go and move on. It's really disappointing to host dishonest people but it's an unfortunate reality you have to accept. Maybe people are honest though. I like to think it evens out. :)

Quote from @Collin Hays:

Quote from @Leora Merrell:

You are obligated to pay the fee; I don't believe they are obligated to inspect. 

Agreed. But touting the fee and inspection “for guest safety” but not inspecting and only collecting the fee is terribly dishonest and a sham, as you already mentioned. I never expected anything different though. 

Quote from @Collin Hays:

Quote from @Mark S.:

The OP is in Sevier County (one of the markets I am in) which recently began requiring inspections and STR licensing. There have been a ton of complaints about having to go thru the process but I see this as long overdue.

This has turned out to be a farce. Basically another easy cash grab by the county. "Inspections" have been very inconsistent, with the goal posts moving with every inspection. 

We set up a couple of "test" inspections for them prior to their coming, to see how legitimate the inspections were.  We found that the "inspector" would note the most minute of things, but completely overlook areas that were egregious and outright dangerous.

It is clear the "inspectors" were thrown together and sent out with no guidelines.  

I haven't heard a peep about inspecting any of our cabins. Wanna place bets on whether or not I hear before the fee is due again next year?

Quote from @Patricia Andriolo-Bull:

By the way, I was surprised at how many messages Airbnb sends, too, not just the host. If you haven't been a guest, you may not realize this.  I didn't.

 Exactly. This is why I don't send a message a few days after the stay requesting a review and/or referrals. Airbnb has already sent and will be sending several messages about a review. It gets obnoxious. I don't want to add to it once their stay is over.

Quote from @Jon Martin:

Quote from @John Underwood:

This seems like a marketing ploy that might appeal to a small group of travelers. 

Similar to the "Categories" that everyone lost their mind about 1-2 years ago. Very few people go to the main page without a destination and dates in mind. 

 I haven't figured out why they're keeping this around. It's still such a mess. Half of my properties in the Smokies are under the vineyard category. I gave up trying to fix it.

For our properties I send:

1. Booking Confirmation- Sent 3 mins after booking. This includes a thank you for booking, confirms their dates and check in times, gives the address to the nearest grocery store, provides a link to our digital guidebook and lets them know all check in info would be sent three days prior to arrival.

2. Arrival Information- Sent three days prior to arrival. This includes the door code, address and directions, anything they need to know about the cabin they're staying in, how to contact me, reiterates check in times, and again links to the digital guidebook.

3. First Night Check Up- Sent at 10am the morning after their first night. Just ensures they made it and that all is up to par. Only about 50% of guests reply to this. It gives me a chance to correct anything (if needed), but also shows Airbnb or VRBO that I checked in should the guest try to come back later saying there was issues. 

4. Before Check Out- Sent at 8pm the night before check out. It thanks them for staying, reminds them of check out procedures and time and asks if they would leave a review the following afternoon.