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All Forum Posts by: Peter R.

Peter R. has started 9 posts and replied 151 times.

Post: Are short term rentals more difficult or simpler to manage?

Peter R.
Posted
  • Investor
  • Orlando, FL
  • Posts 152
  • Votes 86

I'd say the biggest surprise some people find when getting into this business is just how much of a customer service job it really turns into.  The attention to detail can mean the difference between 4 and 5 stars across multiple booking sites. 

And not just in dealing with guest interaction when they are on property, I'd put time management and communication skills right up there with customer service skills.

Poor communication with potential guests will see your listing dropped in search results by Airbnb and VRBOHA. If your AVERAGE inquiry response time on the booking sites is greater than 24 hours you're going to start suffering in searches.  I'd even say a good 25% of my bookings are accepted and paid before some of my competitors even bothered to respond to what I'm sure are inquiries from the same person that asked me about rates for a particular week/month.

And once on-property, if you're not checking in, being pro-active about making sure they're happy or spot checking occasionally to top them up on towels or what not, you may see your ratings tend towards the non-5 star.

So to sum up, I'd say if you're coming from a long term rental mindset, the attention to detail and constant communication would be the biggest shift in mentality.  

Post: Kegerator in an Airbnb?

Peter R.
Posted
  • Investor
  • Orlando, FL
  • Posts 152
  • Votes 86

Somewhere a few insurance agents and some lawyers smiled and they aren't sure why.

I get the intent but I wouldn't go down this particular path.  As you mentioned, the liability for anything, not just underage drinking, is far too much to be worth it.  If someone has too much from your kegerator and then gets in the car?  No thanks.

Post: Security Cameras and Systems Recs

Peter R.
Posted
  • Investor
  • Orlando, FL
  • Posts 152
  • Votes 86

Oh jeez, this is going to be a process, just putting that out there up front.  Much like home automation, security cameras are a strange hybrid industry of half crap and half frustration.

As far as I can tell from my research there are TWO GROUPS and THREE TYPES.  Any comments/thoughts/insights are welcome!

GROUP 1 - Wireless Technology

Type A:
Pay per camera.  Example: Nest/Dropcam, anything from a Security company, a few others.  You can VIEW the feeds for free usually but if you want any storage of video/still images you'll pay a monthly fee for each camera.

Type B: 

Pay per location.  Example: Arlo, Blink, a few others.  You get a property-wide set of cameras, usually 4-6 that you place around the property and they feed back to a hub of some sort that hooks into your internet router. Most offer a set amount of storage measured in days.  30 Days, etc. 

Type C:

DVR Based/No Remote Storage:  Example: Just about any kit from Amazon.  You get a few cameras much like in Type B but they all record to a DVR and you can view the feeds, view past recordings, etc but you cannot export those feeds offsite without saving them manually or setting up some advanced methods that are out of scope for this overview.  Usually can hold a week's worth of video on the DVR.  Quality varies WILDLY in this type but there are great cameras here.

GROUP 2 - WIRED Technology

Type A: 

IP Based: Available in pay per camera, per location, and in DVR only.  Requires power and ethernet to be wired to each camera location.  Many are going to PoE so it may be possible to only string one cable but I'd say the industry is still 50/50 here. 

Type B:

Coax Based: Same as above, available in all three main types but probably most common as a DVR setup. Uses coax so a single wire provides connectivity and power. Easier to manage, no real networking knowledge required, a favorite install type of many local security companies, easier to get up and running if you don't want to deal with networking.  I'd say more consistent quality over IP based cameras, much easier to do HD or 4k (not sure why you would but you could) vs. IP systems.  Usually better low light performance but I'd say the gap is closing between the two types here.

All that being said, consistent backup of video and stills OFF SITE is going to be a pain with DVR based systems but they are the most reliable if you want a constant record of what's going on even if internet is disrupted, like during a storm.  The DVR will always record as long as it has power and a beefy UPS will give you hours of recording even if power to the property is interrupted.  ARLO has a bit of this but that isn't quite up to DVR standards yet.

That all goes out the window, however, if someone steals the DVR.

I have a Coax based system I inherited from the previous owner on one of the properties.  It has apps for iPhone/Android and I can use the software provided to download videos from anywhere if I want to save a section of a recording.  Or snap a still from the recordings and send it somewhere.

Overall I'd say the IP and Coax battle isn't that big of a deal but overall Coax seems to have less issues due to not being as network dependent. 

But when it comes to cloud cameras like Nest/Arlo vs. DVR cameras?  DVR is still superior in my mind, most of the cloud ones still aren't quite...there yet...if you're looking for constant and consistent recording of everything that happens.

If, however, you just want to open an app and view what's going on with limited ability to go back in time and are willing to put up with some gaps in recording, probably ARLO or ARLO PRO are the best at the moment for easy setup and interfaces.  I just can't get over Nest charging per camera.

Post: Smart thermostat options?

Peter R.
Posted
  • Investor
  • Orlando, FL
  • Posts 152
  • Votes 86

Partial to the Ecobee3.  It comes with a remote sensor that you can put in another room if you like.

Post: How Often Do You Pay Your Housekeeper?

Peter R.
Posted
  • Investor
  • Orlando, FL
  • Posts 152
  • Votes 86

Currently once a week for anything done, she'll total it up and invoice for it.  I was considering moving to a modified draw system, where I take the previous year's cleaning total and divide it by 12 and pay out monthly and then she'd invoice against that. Still thinking about that though, it's easier to do for me but there is less insight into what she's billing.

As for actually paying her, I just issue a payment through my bank's billpay, it's ACH so it shows up in her account in a couple days usually.

Post: Marketing a property with multiple configurations

Peter R.
Posted
  • Investor
  • Orlando, FL
  • Posts 152
  • Votes 86

I do multiple listings.  One for the "entire property" and separate listings for each unit.  This is really the only way to show up in search results for your intended group. 

Post: Housekeeper Duties? HVAC Filter?

Peter R.
Posted
  • Investor
  • Orlando, FL
  • Posts 152
  • Votes 86

Filters, smoke detector batteries, remote control batteries, door lock batteries, refrigerator water filters, all things that we have the cleaning person replace on a schedule. 

Post: Multiple small vacation rentals (tiny houses?) on a single parcel

Peter R.
Posted
  • Investor
  • Orlando, FL
  • Posts 152
  • Votes 86

I'd start with the zoning regulations in the area you're thinking about.  Most municipalities have their zoning regs online and some sort of interactive map where you can determine the current zoning of a parcel of land. 

If it's zoned multi-family it'll tell you (usually) how many units you can place per effective acre of land. 

Once you figure out if it's even possible for the parcel zone you can then back into if it'll be profitable based on how many units you can operate.

Post: Running a cabin for the forest service

Peter R.
Posted
  • Investor
  • Orlando, FL
  • Posts 152
  • Votes 86

Sounds fascinating, do you have any links or info by chance?  I'd love to read up on that program.

Post: Itemized (non-breakage) Charges in your VR contract?

Peter R.
Posted
  • Investor
  • Orlando, FL
  • Posts 152
  • Votes 86

Interested in this, good topic!  What do you see as the balance, I know it's just language right now but where do you see the tradeoff between actually charging the guest and putting your review at risk if you're renting through VRBOHA or Airbnb?  I'd think the people causing enough issues to get you fined for excessive noise are not likely to leave a 5 star review anyway, but it's a consideration I think.