All Forum Posts by: Account Closed

Automated Entry/Keypads

I wound up going with Kwikset 910 locks with Z-Wave. They've had their ups and downs. The bigger issue I think is the Z-Wave protocol which seems to be clunky and wrought with problems. 

I got a VERA Edge Z-Wave hub to control 5 locks. Its interface is terrible and its Android app is completely useless. This thing may be the weak point in the system. I'm considering switching the hub to something else but the thought of re-programming the 6 locks makes me want to gouge out my eyes. 

Currently I add the guest's last 4 digits to the locks as a code remotely a few days before their check-ins. That process is pretty quick. I do have the ability to assign a working window to the codes but that process is slow in the Vera controller. I don't know how it is with other hubs. I'm considering just assigning a single code I could maybe change monthly remotely instead and use that same code for the whole month so it's not nearly as laborious adding every guest's phone number to the locks.

There's an alarm system company: Vivint that's been targeting AirBnB hosts in my area. They install an alarm system for something between $40-$50/mo with a controller that doubles as a Z-Wave hub. They have integration with AirBnB that automatically adds the guest's phone number as a code. It's pretty tempting but so far the price is just a bit much for my needs.

Also, I wound up finding my cleaning service in a small hotel down the street from us. They've been a life saver. They provide our linens and wash them at their facilities rather than using our machines. I set up Amazon subscription items to be delivered to the hotel and they restock our supplies with them. That arrangement turned out better than I could have imagined.

If anyone happens to run across this thread again I'll detail what I've done:  

The homes I built are primarily on AirBnB. I've automated as much as I can and am still looking for automation solutions for a couple of things. Below are the tools I've used as well as others I've looked into:

Message Automation

The tool I'm using is http://yourporter.com

I currently have it set up to automate the following via AirBnB message and email:

• Inquiry response if I don't reply within 2 hours
• Verification message immediately upon booking
• Check in instructions two days before a stay
• How are you doing message one day after check-in
• Check-out instructions the day before check-out
• Large Group message to tell people to keep it down after 10PM for any reservations of 6+ people

It allows you to insert fields into the message such as guest's names and check-in dates that it populates into the message for you so it doesn't seem like a robot sent the message.

yourporter can automate messages via AirBnB, email and SMS

Cost is $5/mo/listing

I'm also using http://avivaIQ.com which is currently in beta and FREE and also does message automation but only through AirBnB's messenger. It sends a message to my guests inviting them to stay an extra night if a vacancy exists immediately after their checkout. yourporter has yet to implement this. AvivaIQ works through AirBnB messaging only.

I also looked into http://guesty.com which is much more than a message automation tool and has some robust property management features it seems but costs between 3%-5% of your booking. I'm very wary of tools that take a percentage based cut. They don't seem to want to pay me if I have a vacancy, assuming no risk, so I don't know why I'd reward them for the upside.  Guesty is a PMS system that connects to multiple booking channels

Pricing Automation

I'm currently using http://outswitch.com. It has a lot of features for pricing automation the best of which is a matrix that sets pricing up or down based on occupancy rates and immediacy of vacancies.

It also automates my minimum night stay requirements based on how far away reservations are made. For instance, between 60-90 days it requires a 4 day minimum, drops to 3 days between 30-60 and 2 from 0-30. It's smart enough to recognize gaps made by these minimums and will allow bookings that don't adhere to the minimum stay requirements for gaps. 

I manually set holidays and special events in outswitch and apply a multiplier to the base rental rate for that period of time.
Outswitch can connect to multiple booking channels but HomeAway/VRBO connection can only be done through RentalsUnited, a booking channel aggregator that I'm currently demo'ing but don't have enough experience to comment on yet. 

Cost for outswitch starts at $11/mo/listing but there are breakpoints. I'm currently paying $63/mo for 7 listings.

I also tried out http://beyondpricing.com which has a really nice interface and seems to have a good finger on the pulse of local events. It has an elegant calendar view that shows you exactly what it's doing to your price for any given day. Its cost is 1% of your bookings and I ultimately decided to stop using it because of what I wrote above about percentage based services.

I never tried out http://usewheelhouse.com because of the percentage pricing structure.

Guidebook

I've been using http://coral.life for a nice guidebook that I send along with my check-in message via yourporter. It works nicely on both desktop and mobile and for whatever reason it's free. I don't know if it will stay free forever. Its interface however is painfully slow in setting up the guidebooks but at that price, who can complain?

The other service out there I know of for guidebook is http://hostfully.com which seems like a nice service but I didn't spend much time on it as the price seems kind of steep for what it is to me, especially with coral doing it for free.

Task Automation

I'm still looking for a solution to automatically email my cleaners a list of check outs over a the next two week period, weekly. Yourporter has told me they're working on something like that.

duplicate post. Sorry.

thanks to both of you.

John, what advice could you offer regarding setting up your maid service? How did you find them?

Also, regarding your lock box, is this a combo lock box with a key inside? Do you change the code after check out? Who makes sure the key is there for the next guest, etc?  Thanks again.

I'd like to compile a resource of strategies on self-managing STR's to maximize profits. I'm doing a lot of research currently but it's all over the place and as expected, very regional. So more than looking for any specific service I'm wondering what self-managers are doing to automate services related to their properties. Things such as:

• Turn-Over/Cleaning Services
• Linen Service/Laundry
• Keys/Access/Exchanges
• Calendar Syncing
• STR Advertising
• Additional Amenities Provided

If anyone could expand on what works and doesn't for them in regards to managing STR's I feel we could build a pretty good resource.

If anyone ends up running across this I called my county assessor's office to find out if they provided some of this service. They do. They had a form to fill out with what APN numbers I needed addresses for. I found the APN numbers through the county's GIS platform and sent it in. They'll provide me with the addresses in a spreadsheet on a CD and mailing labels for each address. Cost will be a $25 set up fee and $0.08 per address label. They'll let me know a total cost before finishing the work and said it will take between 1-2 business days. Every service I contacted quoted me $300 to prepare it all. I'll find out if it's worth it in the end.

well yes, they suggest seeking out a company that provides these services but I'm looking to keep some money in my pocket.

I need to gather addresses of property owners and renters in a 300ft. radius around my property to send a public notice regarding a development permit I'm filing with the City. This is the hard part of the public notice package I need to put together, the rest of it is fairly easy. I'm looking into some services that will do this for me but it seems like something I could do myself. Anyone here have an idea of how I could put this together?