All Forum Posts by: Robert Schwenkler

Quote from @Anoop Kartha:

Hello All, what are desirable locations / zip codes in Boise for investments in short term rentals / airbnb friendly investments ? Exploring real estate  opportunities there. 

Ditto on the North End. Also the "West End" (nobody used to call it that but I think they do now), residential area east of 27th and south of State I imagine would be prime STR location too.

Garden City is formerly the trashiest area of Boise, and very rapidly on its way to becoming one of the hippest. It's already well in motion, and 5-10 years it will be even more cemented. Just about anything North of Chinden and East of Veteran's Parkway. The closer to the river the better, obviously. The very coolest spot is centered around 35th/34th next to the river.

Also look into the bench area between Vista and Latah (crossroad Rose Hill-ish). It's all old cottages that can be really cute when redone, and the location is fantastic, right between the airport and a skip and hop to the river and downtown.

You might also look into some more "boring" options, I've heard there's new suburbs happening behind the airport, and look out to the suburbs nearer to Micron, etc as well.

AirDNA should give you plenty of good data as well. I wouldn't be investing in any new city without spending a lot of time on that site first.

Quote from @Kumar R.:

@Robert Schwenkler We set up those gaps, when needed, in our Property Management system. Both Guesty and Track let you set this up easily.  

 Thanks. I like my current PMS, Hospitable, but it doesn't have the feature (yet). I've been looking a bit at Guesty. I haven't heard of Track. How do you like it?

Quote from @Brooklyn McCarty:

The OTA's will give you a area where you can select how much availability you need between turns 

 Not VRBO, unless I'm very mistaken?

Quote from @Sarah Kensinger:

Quote from @Robert Schwenkler:

Quote from @Sarah Kensinger:

We don't use the option, but we have the setting in our PMS. If you use a PMS, look to see if you can set the preparation time in there or check and see if Airbnb/VRBO gives you that option as well.

Yeah, Hospitable doesn't have the feature and I'm trying to see if there's an easier way to do this than by switching. What PMS are you with?

I think Hospitable is coming out with that setting soon, but when that is who knows. :/ We use Jurny PMS.

From what they say, they are releasing an update soon that will allow it, but that it will not apply to VRBO. ]

How do you like Jurny?

Quote from @Sarah Kensinger:

We don't use the option, but we have the setting in our PMS. If you use a PMS, look to see if you can set the preparation time in there or check and see if Airbnb/VRBO gives you that option as well.

Yeah, Hospitable doesn't have the feature and I'm trying to see if there's an easier way to do this than by switching. What PMS are you with?

Quote from @Lauren Kormylo:

I seem to remember hearing that Pricelabs does not allow you to do that. 
But they do have a page on pricing days extremely high to discourage back-to-back bookings below. You should still contact them to make sure they don't have that feature. Pricelabs is very complicated.

From this page:https://help.pricelabs.co/portal/en/kb/articles/adj

Case 2: When to apply a premium on Adjacent Factor?
Suppose your STR /property operationally has a hard time handling same-day
turns, or your listing has a high BR count/big place and requires more
cleaning time/cost. In that case, a premium can help discourage
back-to-back bookings or at least bring in more revenue that could help
with operational costs....While a premium
can be put in place so that adjacent days are less attractive to guests,
there's no guarantee that guests won't book these days, and your
regular listing maximum price will still be in effect (though that can
be adjusted with ).

 Thanks for the input. I hadn't thought of that. It's not an ideal scenario... I'm just thinking about the user experience of someone wanting to make a booking and being surprised/confused about the huge price jumps, but I'll give it some thought.

Quote from @John Underwood:

Quote from @Robert Schwenkler:

I'd like to add "preparation time" across all channels for our property (AirBNB, VRBO, direct)... ensuring that there is a 1 day gap between bookings (no same day turns).

I've been told I should be able to achieve this result with the "Adjacent Day before/after an unavailable night" feature, but I'm not able to get it working.

Anyone know how to make this work?

Please no comments on how I'm losing money and I should get better cleaners. Our rental has very different demands than yours does.

Thanks in advance!

So I'm very curious how your property has very different demands than every other property out there? 

I know there are some unique properties out there.

It's a confluence of things that just stresses the heck out of the folks living on/managing the 53 acre ranch our property is on. Things like septic pumps burning out, steam room dying, guests catching the grill on fire and leaving burn marks on the hardi siding, emergency bug treatment, above ground pool which is ridiculously hard to manage in our heat & having no time to deal with it if it starts to go, laundry & drying time for all the towels and linens, etc, etc.

There are plenty of things we can and will get better at, but I'm prioritizing the stress level of my people as well as the very near disasters we've narrowly avoided, over the little bit of extra revenue we'd generate.

Quote from @Garrett Brown:

Hey Robert, I have struggled with the adjacent before/after for different reasons as well (Pricelabs really needs a better education model) on their product, but I was able to figure out my issue by reaching out to them. Can you screenshot your settings now so I can see what may be the problem? 

Do you use a PMS at all? I set my restrictions for something like inside of my PMS mainly, but I do know PL has the capability as well, even though I don't personally have that exact setting.

 Garrett, my PMS does not have the feature. They are apparently *kind of* rolling it out soon, but it will only work for AirBNB and direct. Not VRBO. I've been looking into switching PMSs also, but I'd really prefer not to.

It was recommended in a Facebook group to do this setting, but since my default min stay is 2 days I fail to see how this is any different.

What seems like it should work would be a setting like this, where the min stay just before an unavailable day would be bigger than that amount of days.

But this setting doesn't seem to make any difference on my calendar that I can see.

I'd like to add "preparation time" across all channels for our property (AirBNB, VRBO, direct)... ensuring that there is a 1 day gap between bookings (no same day turns).

I've been told I should be able to achieve this result with the "Adjacent Day before/after an unavailable night" feature, but I'm not able to get it working.

Anyone know how to make this work?

Please no comments on how I'm losing money and I should get better cleaners. Our rental has very different demands than yours does.

Thanks in advance!

Quote from @Brooklyn McCarty:

I would not do this. You are going to loose out on a lot of income by doing this .

If your cleaner cannot complete a same day turn - time for a new cleaner 

You would if you were running a 53 acre ranch in Texas with significant additional logistical requirements and maintenance needs (both expected and unexpected) beyond what an average short term rental requires.