All Forum Posts by: Shannon F.

Thanks Nathan. So your saying select No Damage Protection and just submit an extra charge when it's warranted? On the surface that sounds fine except with VRBO I did not where I have access to their credit card to charge them directly but rather I could submit an extra charge and it's up to the guest if they pay or not. Also with the Extra Charge option there is no way to upload photos or receipts. Correct me if I'm wrong but VRBO is very clunky and not very host friendly. I opted for added a $200 non-refundable deposit. 

Hi all - I'm a new STR host and I recently had my first bad guest experience and have some questions about damage protection and guest verification on VRBO specifically. VRBO does not seem to do the same guest verification or background checks as Airbnb and you have to opt in to Damage Protection (insurance or deposit) which I've read can detract people from booking. So in my situation I have instant booking turned on and didn't have Damage Protection. The 4 guests smoked marijuana in the house (strong smell), broke a window blind and a picture, put a hole in the bathroom wall, chipped an end table and worst of all vomited on the couch and front porch. I realize this comes with the STR business but if I'm going to continue to use VRBO I need to find away to attract the "good" guests and minimize the bad ones. Some options I have considered.

Damage Protection
1) add a $300 deposit? This home is not a luxury home so the insurance route seems overkill.
2) Buy a worry free waiver and add it to the booking rate?
3) Keep Damage protection off but use Hospitable to markup VRBO bookings

Guest Verification
Unlike Airbnb, VRBO does not have a toggle to say if the guest is not highly rated or verified they can't book without approval. This VRBO guest had no reviews, joined VRBO in 2024 and was not verified!

Your help and insight is much appreciated.

Thanks

For those who have gotten insurance claim renters using Ale Solutions I'm curious how many have paid for the Preferred Landlord Program vs just registering your property for free. I've done that latter but have not received any bites. Considering paying but there doesn't seem to be any guarantee or data to help me make the decision. Also from what I've read online breaking into the insurance side of things sounds like it requires cold calling and building relationships with those reps vs just registering property in database and waiting. Open to any and all insights and suggestions. 

Quote from @Laurieann Frazier-Duarte:

Quote from @Shannon F.:

In general we cover all utilities including wifi. We don't provide cable service as most guests are ok with streaming TV. In one property we cover pest service because it has had issues. We do cover lawn care because even though we don't buy homes in HOA we want to maintain the look of the home and keep our neighbors happy. We provide smoke detectors, carbon monoxide detectors, fire extinguisher and change our air filters as needed. Hope that helps!

 Shannon,

So, does this coverage contribute to and dictate the calculation of your rental price?  Do you utilize a property manager?  Do you include scheduled inspections in your lease?

Thanks.

Yes Rent needs to cover the Mortgage + utilities + cleaning fee etc. I don't use a property manager. I have done a formal inspection with the lease but I give the tenant a checklist to fill out with the least when they move in so they can document anything that is broken or needs repair. I've also taken pictures of each room so I have proof of the state of the furnishings etc. But I'm still fairly new to MTR/STR so I'm learning as I go.

In general we cover all utilities including wifi. We don't provide cable service as most guests are ok with streaming TV. In one property we cover pest service because it has had issues. We do cover lawn care because even though we don't buy homes in HOA we want to maintain the look of the home and keep our neighbors happy. We provide smoke detectors, carbon monoxide detectors, fire extinguisher and change our air filters as needed. Hope that helps!

Hi all - We have several rentals and we just created a couple LLCs, no website yet though and when I went to register our business with a Google Business Profile they asked to verify using a video. I then learned I'm ineligible per their policy....

Rental or for-sale properties such as vacation homes, model homes, or
vacant apartments. Sales or leasing offices, however, are eligible for
verification.

I've listened to a few podcasts and heard other real estate investors mention being registered with Google so I'm wondering how they are getting around this. I'm guessing they are licensed Property Managment Co?

Quote from @Gregory Schwartz:

I have had similar thoughts/ideas. My <500 ft studio apartment has been 90%+ occupied by MTR and the room we rent in my personal residence has been 80%+ occupied by MTR. I'm making $1000 per month and $800 per month respectively after accounting for vacancy. 

I think its worth trying. Very little downside IMO 

Thanks!

Quote from @Nathan Gesner:

Put locks on each bedroom door so individual tenants have security of their personal belongings.

You need a really good set of rules regarding shared common space, cleaning, kitchen use, bathroom use, etc.

Be very clear about the rules up front, and selective about who you put in there. Throwing 2-3 strangers into the same space can be a disaster if you aren't smart about it.

Thanks Nathan. All good points. 

Quote from @John Mason:

Is PadSplit an option?

Never heard of it. Looks promising. Thanks!

Quote from @Alecia Loveless:

@Shannon F. I’ve heard having solid policies in place is key to rentals by the room. Also have in your lease that you can terminate the lease with 30 day notice if the tenant is incompatible with the building/other tenants/you.

Brandon Turner just interviewed a couple who has tons of coliving rentals for his podcast, A Better Life. It was 2-3 weeks ago I believe. If you google “Brandon Turner podcast” you’ll find it and then you can read the excerpts of each episode going backwards by date until you find it. The podcast has links to the guests and you might be able to reach out to them if you have any specific questions.

Thank you Alicia! Much appreciated.