AirBnB Megathread - ALL A&P related Airbnb discussion here please

ellee

Anyone know an insurance company or broker who can provide cover for airbnb activity in your home?

Many thanks

seamus

Your standard household insurance will cover public liability to any visitors, paying or otherwise. It should also cover any serious damage (flooding, etc) caused by such visitors. But it would be a good idea to confirm both with your insurer.

What it won't cover is theft by any visitors, or any injuries caused by you, to guests - e.g. food poisoning.

You're really looking for B&B cover, which most insurance companies can offer. The cost should be small enough, depends on how many people you take in per year.

ellee

I have checked with my standard home insurer and they said very clearly they would not cover it and I should cancel my insurance with them if we wanted to do airbnb.

Have emailed various B&B/guesthouse brokers and will update if I get satisfactory cover. But anyone else has tips or experience to share I'd be all ears.

Irishablue

My landlord is fine with me subletting a room through aibnb BUT ONLY if it can be covered by public liability.
Because what airbnb offers is not an insurance and the terms of it does sound pretty dodgy if you ask me. It says that it doesn't replace a renters insurance or a homeowners insurance. And most of all it doesn't cover public liability in Ireland.
BEWARE: There is no insurance company that will cover this!!
My landlord has been trying to get this insured insurance but they can't get it insured and I've spend a whole day on the phone with insurance companies. It's impossible to get insurance in Ireland for subletting!!
It's also impossible to get a b&b insurance on a rented property. And don't think that it would fall under the rent a room scheme because it doesn't.
If your hosting on aibnb you are running a business and you can only get insurance for it if you own the property and it will have to be a b&b insurance.
Airbnb conveniently neglects to mention this.
If I haven't been informed right please let me know where I or my landlord can get a liability insurance.

BabySlam

Irishablue wrote: »

And don't think that it would fall under the rent a room scheme because it doesn't.
.

Normal home insurance does not cover rentaroom either because the policy proposal asks if you rent a room for money in the home or some question akin to that.

ellee

Hi, just letting you know I got a quote eventually to cover house insurance and airbnb. Dearer than normal but not excessively so. I emailed various brokers around the country and one came up with the goods. I think it's a Lloyds policy in the end looking at the documentation. Seems to go through an Irish and a UK broker.

Who'd have thought it's be so tricky?

I assume I'm not allowed say what broker found it for me??? But if you PM I'll pass on her details.

jussayeh

Hi ellee
Could you pm please?!
Thanks

jinkybhoy

I know Allianz's Household policy can cover up to 12 guests if needed.

Queen Maeve

Hi Ellie,
How do I pm you to get the details of your insurance co? I need to get some pronto!
I am not very well up on using this site - haven't been on for awhile....
I would appreciate it if you get back to me - with pm or telling me how to do that!

Paulpaul10835

ellee wrote: »

Hi, just letting you know I got a quote eventually to cover house insurance and airbnb. Dearer than normal but not excessively so. I emailed various brokers around the country and one came up with the goods. I think it's a Lloyds policy in the end looking at the documentation. Seems to go through an Irish and a UK broker.

Who'd have thought it's be so tricky?



I assume I'm not allowed say what broker found it for me??? But if you PM I'll pass on her details.

Hi would really like to know who gave the quote

Liamo83

Hi Elle

I sent you a PM yesterday. Can you let me know who you use for AiRBnB cover in Ireland?

I must have called everyone provider and nobody wants to know..

Thanks
Liam

athtrasna

The op hasn't posted in a number of months so I'd suggest maybe calling Air BnB for advice.

Queen Maeve

Hi,
I am following Ellie's advice and have been in contact with the same broker, who sent me a form.
If you want the info, pm me and I will give it to you, as I believe I cannot put it up here.

Contacting Air BNB for anything these days seems to be very difficult! and they can't help with this anyway - you need to take care of your own house insurance.
I empathise with the post looking for information.
Maeve

Liamo83

Thanks- AirBnB will just tell you that they have the Host Protection but that this does not cover all eventualities. That it should be used as well as rather than instead of regular Home Insurance/ Landlord Insurance.

The problem is nobody will provide Home Insurance or Landlord insurance once you mention the dreaded words- AIRBNB!!

Thanks Maeve- I am PMing you now...

ellee

For anyone who cannot get hold of me, I found my provider by ringing insurers and brokers for guesthouses and b&b's.

Try that if I don't respond as I am not always readily available to answer!

E

mille100piedi

I have the same problem can anybody suggest me an Insurance for Airbnb?

Queen Maeve

Hi there,
Sorry not to get back sooner - I have been away and then ill!

So, to those who have been asking me about Insurance for Air BNB, I finally got it sorted a few days ago.
It cost me a bout €100 more than my current insurance, but I have a complicated set-up, for which I have to pay extra anyway.

It is so worth it to have the ease of mind, as I was worried about it all for weeks.

I don't think I am allowed to put broker's details on here....

Just pm me if anybody still wants the details.

Queen Maeve!

Les44

Hi Queen M,

I have just sent you a pm there. Struggling to find one on my own!

Thanks!

mille100piedi

Les44 wrote: »

Hi Queen M,

I have just sent you a pm there. Struggling to find one on my own!

Thanks!

I sent you a pm with the broker's details

Baby01032012

mille100piedi wrote: »

I sent you a pm with the broker's details

Doesn't Airbnb state on their website that they cover hosts for any damage done. To what extent I don't know. You of course can get your own additional insurance.

KomradeBishop

Nope: "Airbnb stealth-updates terms of service, says it's not an insurer and requires binding arbitration"
http://boingboing.net/2016/05/20/airbnb-stealth-updates-terms-o.html

mille100piedi

Baby01032012 wrote: »

Doesn't Airbnb state on their website that they cover hosts for any damage done. To what extent I don't know. You of course can get your own additional insurance.

I am not sure about Airbnb. I don't work only with Airbnb, I work with other websites and I also host students

Queen Maeve

Hi to all who have been on to me about getting insurance for Air BNB letting....
I have been extremely busy for the past month - I simply haven't had time with all my work to get back to each request individually with the info - haven't even had time to look at them! And feel guilty about that but....

Is it the case that I cannot just put the name of the broker on here in public forum, so that all of you who need it can get it??? seems such a drag - I am NOT advertising anything for myself! - just want to help people out, as I know what a worry it is now, knowing that your property is not insured at all, if you have Air BNB guests.

SO HERE IS MY SOLUTION:
Could anyone who wants that info from me just private message me your e-mail address and I will then be able to send one e-mail with BCC to all of you? Will that work?
Or please tell me if there is a way to just do a group pm on here - I find the pms a bit strange to use myself.....not very savvy with that sort of thing! But I am willing to learn.....
All the best to all you Air BNBs out there!

Queen Maeve

athtrasna

Queen Maeve wrote: »

Is it the case that I cannot just put the name of the broker on here in public forum, so that all of you who need it can get it???

Yes, as per forum charter.

Mod

HelenCor

Hi there
I'd be so grateful if someone could PM details of the insurer(s) that cover Airbnb rental (particularly those that cover subletting, as I do Airbnb with my landlord's permission). I have PMed several of the posters above, but just wanted to err on the side of caution, in case they can't respond. I need to arrange it urgently! Thanks so much in advance.
Helen

Jaydep

Hi there. I'm in the same boat as HelenCor above and would therefore be so grateful if someone could PM details of the insurer(s) that cover Airbnb rental as I've had no luck to date and need to arrange it urgently. Thanks so much in advance.

Queen Maeve

Dear people who are messaging me about this,
I really don't have the time to message the sheer number pf people who are asking me for the broker.
I have done a group e-mail to all those who have sent me their e-mail addresses. That is the best I can do, when I have a minute, like now.

Sooo......

I just tried to post the information, but it was blocked, so I had to delete it - don't know what to do about that!
If anyone wants to send me their e-mail addresses I will send it on again when I have time....

Best of luck!
Queen Maeve

HelenCor

Hi all

I just wanted to say thanks again to everyone who responded. It's been incredibly helpful and I finally have my insurance set up. Hopefully I'll have no cause to use the insurance, but it's there if I do.

Very best wishes

Helen

_kookie

I dont know if I should be posting this here or in the business section but I have some questions for the good folk of boards.ie.

Due to general pain in the a ss of my last tenant and the way my hands are tied by our lovely government I have decided that I have had it with regular renting of my rental property and am going with AirBnB to see how it goes for 6 months or so. I can always change back easily if AirBnB doesnt work out.

I have set up my account with AirBnB and taken my first bookings, the first of which is due to arrive on Monday.

I have a few questions though on how to proceed.
AirBnB are a bit slow answering my questions, so im getting anxious.

I have arrangements for a cleaning lady to do all the meet and greet and answering of phone calls plus the cleaning etc for which she will be paid. But she is on holiday for two weeks so i'll do it myself for the first two weeks.

Do you leave the cleaning equipment etc in the apartment or take it with you when you go in to clean?

I assume that you only clean at the end of a tenants stay?

Is there an official inspection procedure, or do you just look around and check if all is in order at the end of the stay?

What if I cant be there when they are leaving? Is it mandatory?

For tax, can I write off cleaning supplies etc?
And for tax I am assuming I cant write off 75% of the interest. Is it zero or 100% that I write off? Not that it matters becaue if it goes as well as i am being told, the income will more than double anyway. But it would be nice to write off as much as possible two?

Im sure i'll get better at it as the weeks go on and i gain experience. Its just all new at the moment. Im a well seasoned LL, but AirBnB is new to me.

I will come back here and help anyone else as I learn to return the favour.
I'll also leave updates of how i am getting on, be it good or bad, in case it might help someone else.

_kookie

No takers?
I thought there would be a few here who did AirBnb.
Whatever I find or experiences I have I will post back here for the benefit of others in the future.
Hopefully it can be a sort of knowledge sink, like that "Property portfolio" thread that I found a really good read.

Michael D Not Higgins

OP, from this and your other thread, I would suggest meeting with a professional to ensure you get the full rundown on your obligations with regards the legalities and tax issues.

Apart from that, any AirBnB I've been to has operated like this:
The place is only cleaned between lets if you're letting the entire place rather than a spare bedroom. What kind of cleaning equipment? If it's just a hoover and a mop and bucket that you can store in a cupboard, I'd leave it there.
There is no inspection procedure. As far as I'm aware there is an insurance policy which AirBnB provides in case of damage by someone staying.
You will need to sort out your key handover situation. This means either having someone meet them to drop off/collect the key or having a keypad locked box where the key can be stored between lets.

_kookie

Michael D Not Higgins wrote: »

OP, from this and your other thread, I would suggest meeting with a professional to ensure you get the full rundown on your obligations with regards the legalities and tax issues.

Apart from that, any AirBnB I've been to has operated like this:
The place is only cleaned between lets if you're letting the entire place rather than a spare bedroom. What kind of cleaning equipment? If it's just a hoover and a mop and bucket that you can store in a cupboard, I'd leave it there.
There is no inspection procedure. As far as I'm aware there is an insurance policy which AirBnB provides in case of damage by someone staying.
You will need to sort out your key handover situation. This means either having someone meet them to drop off/collect the key or having a keypad locked box where the key can be stored between lets.

Well I have an accountant to do my taxes. Just looking for others experiences in the meantime.
Tax has got so bad for rentals that I dont think AirBnB could actually be much worse with regard to tax anyway. Add to that the extra revenue that SEEMS to be there to be made - im already booked up for 51 of the next 60 days from Monday and I only put it up last week. At least 50% booked for the 60 days after that, even Christmas, which I never would have thought would be booked in a million years.
The bookings are going so well so far that im thinking of opening the whole of next year to booking now, but i'll wait a while and see.
If I only had only 40% occupancy at the price i am booked for I would be making the same as renting. So so far it looks like a good idea. but it remains to be seen how much of my time it takes up and if it is stressful.
But im pretty sure nothing could take up more time and be more stressful than the tenants who just left the property.
We'l see how it goes.
Would be nice to hear others experiences of it first though.
I read the horror story from the guy in the paper doing AirBnB last week which is a bit scary, but I think he was doing it all wrong in the first place.
Lets wait and see.
I will report back as I learn.

For the handover situation I have arranged that a cleaning lady take over that and clean too. Hopefully I will have no dealings at all when she takes over.
I believe there are agencies that provide that service, but I havent had to look for one yet.

pc7

Will be very interested in your updates poster, Airb&b gets press as a real cash cow (bar recent article, & one today of pervy landlords taping people (it's in the daily mail so who knows)!).
Can I ask the general area/ type of property you are renting? Eg city centre apartment? House in suburb? Understand you may not want to post this but your occupancy seems great already. Best of luck with it.

solargain

I don't leave the cleaning materials there because I find people are inclined to leave & take it all with them and they may not have cleaned the apartment. Eg washing up liquid , full bottle will be gone when you come back

Yes I only clean at the end of the stay

Make yourself a check list for inspecting & for cleaning so you don't miss anything . Keep an infantry of what is in the property , but allow for some breakages like glasses & cups etc

For tax you can write off the cleaning expenses , I just give mine to my accountant at the end of the year , be careful once a property is let you are liable to capital gains on it.

Air Bnb are great to deal with I have been dealing with them for over 5 years

zef

I hope they don't annoy your neighbours with taxis, suitcases, and a lot of extra noise & traffic in your neighbours vicinity.
There are 2 on our small cul de sac of 20 houses- and the residents are getting together to see what can be done about al these total strangers wandering around our quiet residential area. Give me a rented house next door anyday- I didn't buy to live beside a business with high footfall.
(read http://www.airbnbhell.com to have an idea of some the pitfalls.)
If a rented house is a nuisance the LL is responsible, and can be sued for distress, anti- social behaviour etc.
I was kept awake ALL last night by an airbnb a few doors up, having a right shindig, glad I have it recorded.

_kookie

pc7 wrote: »

Will be very interested in your updates poster, Airb&b gets press as a real cash cow (bar recent article, & one today of pervy landlords taping people (it's in the daily mail so who knows)!).
Can I ask the general area/ type of property you are renting? Eg city centre apartment? House in suburb? Understand you may not want to post this but your occupancy seems great already. Best of luck with it.

Its a 2 bed apartment in Swords, Co. Dublin.
Also have a 1 bed there that might be coming up in a few months. Depending on how this goes I might AirBnb that one too.
I dont think i'll be videoing people, so the guests should be safe with that.
1st guests tomorrow night for 4 nights. A French couple with 2 small children.
Dealing with this one myself so i'll let you know how it goes.
In a couple of weeks i'll be handing all the dealings over to the cleaner.

solargain

zef wrote: »

I hope they don't annoy your neighbours with taxis, suitcases, and a lot of extra noise & traffic in your neighbours vicinity.
There are 2 on our small cul de sac of 20 houses- and the residents are getting together to see what can be done about al these total strangers wandering around our quiet residential area. Give me a rented house next door anyday- I didn't buy to live beside a business with high footfall.
(read http://www.airbnbhell.com to have an idea of some the pitfalls.)
If a rented house is a nuisance the LL is responsible, and can be sued for distress, anti- social behaviour etc.
I was kept awake ALL last night by an airbnb a few doors up, having a right shindig, glad I have it recorded.

I would prefer the house be rented through airbnb than to have a house full of students next door to me. The landlord simply has to put it in his rules about noise levels arrivals etc. The beauty of airbnb is you can review the guests and if they get a bad review they will not be taken at any property again

dudara

Here's my experience as someone who has used Airbnb several times

I like it when basic cleaning supplies are left in the apartment. If I dirty something, I will want to clean it. Usually, it's washing up liquid, bleach, cleaning spray, detergent etc. Leave toilet roll also

Airbnb lets are only cleaned after the let is finished

In some cases, I've met the landlord at the property to collect the key. Sometimes I've met the cleaning lady and sometimes, I've called to a neighbour. It's always been clearly laid out. To return the key, I've often been told to just leave it on the table and pull out the door/post it through the letterbox. Sometimes the landlord/cleaning lady will call.

Remember that reviews are everything on Airbnb and it's in the interest of both parties for the arrangement to work.

_kookie

Thanks all for the advice on cleaning etc.
On your advice I have done this
Ive installed a Dyson mini vac in the kitchen anyway.
I have an endless supply of the same cutlery and from experience of renting. I can replace 1 at a time instead of a whole set.
Ive a little dispenser for washing up liquid that can be refilled and a plentiful supply of toilet paper.


So here is my news so far for starting out. Anyone else with tips please feel free to let me know what you do.

So first let is at 7pm today.
Here are some figures if they are any use to anyone.
Obviously there will be more refined figures later but here are rough ones for now.

Im going to assume 80% occupancy for the figures, but im pretty positive it will average out to more than that over the year.

Normal rental €1400 pm at the moment. Expenses would be more than the usual renting expenses I think.
Airbnb €130 pd which at 80% in about €3000 pm. Im sure expenses will be the same or more as renting. But a lot will be covered when I settle on the correct cleaning fee. I think I have it at €30 per stay now. Also going to have things like toilet paper electricity, tv etc that I have to pay myself, well I got freesat so no tv to pay for. Internet has to be paid for too, but there are ways to make that cheaper im told.
If there are more than 3 people it will be an extra €10 per night per person at the moment. That might increase or decrease.
Depending how long someone is staying I'll organise a little welcome pack too. Food water etc.

Ive also been asked about pickup at the airport a lot by people but I cant do that. I might just let cleaning lady make her own arrangements for lifts etc and let her ask for what she thinks is fair for it. Otherwise I just send them a list of bus times and train times. A lot seem to be hiring cars too.

In the end I want to get the most income from expenditure, so it will be a long time figuring out how to weigh up price to charge against work and expenses. For instance if you charge 20% more and have 20% less occupancy that is better because it means less work for the same money. Lets see how it goes.

solargain

Eu30 for the cleaning is too little , you need to allow for laundry detergents , bleach etc Are you sending all the bedlinen , towels etc out to be laundered or doing them on site . If you are doing them onsite you have to wait for washing machines & dryers to finish. Cleaning has to be impeccable that takes a lot more time than you think, especially after the messy guest that doesn't clean the oven , spills milk in the fridge and does not clean up. They are not all good. Cleaning skirting boards around beds that accumulate dust has to be done a lot more often than you would at home means pulling out furniture and putting it back , slows everything down. Allow for paining a lot more often as well. You may be touching up twice a year. Your expectation of 80% occupancy is way too high unless your location is in a tourist trap or near an airport. Air bnb bookings are very slack over the winter , you won't be able to depend on them . I would think 30% would be a realistic figure balanced out all year and that would be doing good. You will find because they are not paying directly for electricity 7 heating they will leave it on and your welcome pack of food will add up to a lot on a lot of short stays. You won't have as much as you think

SmartinMartin

He is beside an airport.

solargain

solargain wrote: »

. I would think 30% would be a realistic figure balanced out all year and that would be doing good.

He has already stated he has nearly 70% occupancy already over the next 120 days which is right over the winter and that's not including more bookings that may well happen.

I agree on things like welcome packs etc, don't waste your time or money on these. People won't expect them and the cost will add up over time. Every euro counts when you are trying to maximise profits.

conf101

Kylee Millions Badminton wrote: »

I agree on things like welcome packs etc, don't waste your time or money on these. People won't expect them and the cost will add up over time. Every euro counts when you are trying to maximise profits.

I'd agree on it being an extra cost so you may want to give it a miss, but as an AirBnB user little touches like that make a huge difference to me. It's hard to know whether there's any long-term benefit in it or not, but small touches like that can be reflected in better reviews which could lead to more business in the longer term.

Hard to know though if it's worth it. At the end of the day it's very unlikely to be the difference in getting bookings or not.

Zzippy

Does changing from a long-term rental to short-term require a planning application for change of use? I'd be worried about possible breach of planning laws or management company agreements...

Zzippy

Zzippy wrote: »

Does changing from a long-term rental to short-term require a planning application for change of use? I'd be worried about possible breach of planning laws or management company agreements...

Technically yes but its almost unenforceable and there is no evidence that people are being followed up for this considering the amount of people that have started letting their house/apartment on airbnb.

_kookie

Kylee Millions Badminton wrote: »

He has already stated he has nearly 70% occupancy already over the next 120 days which is right over the winter and that's not including more bookings that may well happen.

I agree on things like welcome packs etc, don't waste your time or money on these. People won't expect them and the cost will add up over time. Every euro counts when you are trying to maximise profits.

Well first guest is in. Lovely couple with their children.
I will be stopping the welcome packs soon enough. Have to get a few good reviews out of the gate.
After that I can increase the price a bit too.
I'll post more later.

jsd1004

_kookie wrote: »

Well first guest is in. Lovely couple with their children.
I will be stopping the welcome packs soon enough. Have to get a few good reviews out of the gate.
After that I can increase the price a bit too.
I'll post more later.

I have been Airbnb'ing for 4 years. 5 apartments. Never had a bad experience.

Johngoose

Watch out for crazies would be my advice.You will get a few oddballs in any line of work,but I'm sure most users will be fine.

maxmarmalade

I recently moved into an apartment with my girlfriend. Its a 2 bed and costs 1,600 euro per month. We are planning to rent to spare room on Airbnb.

Currently I pay a marginal rate of income tax of around 52%, possibly more. I presume if I was to use my bank account details, Airbnb will release these to revenue and tie it to my earnings, meaning I would pay 52% and more on anything from Airbnb?

My girlfriend earns about 25k meaning she pays a marginal tax rate I would guess around 22%. Can I just change my bank account details to my girlfriends bank account details (on my own Airbnb account which has reviews which I'd like to keep for becoming a host), and the Airbnb earnings will be tied to her salary, meaning we pay a much smaller marginal rate?

Is there any way Revenue can get me for tax (even more so than they currently do) if we have everything in my girlfriends name?

By the way, I have quite a few friends who are using Airbnb, and have never paid a penny in tax, nor do they think they ever will. I presume this actually isnt the case?

athtrasna

Mod note

Suggesting tax evasion is not acceptable on boards. Any posts suggesting this will draw instant sanctions.

RossieMan

Have you been on this forum before?

Noone can answer any of your questions you've posted. Pay your tax like you're suppose to.