The Most Common Problems When Hosting on Airbnb in the UK (and How to Solve Them)
Hosting on Airbnb can be an excellent way to generate additional income and meet people from all walks of life. However, the process of managing a short-term rental can also be fraught with challenges. From managing guest expectations to navigating changing regulations, Airbnb hosts face numerous hurdles that can make or break their success.
Airbnb’s support for hosts has evolved over time, with the introduction of schemes like AirCover, which replaced the original Host Guarantee. AirCover offers comprehensive protection to ensure both hosts and guests have peace of mind. This article dives into common hosting problems and how to address them, all while considering the latest tools and features Airbnb provides to help hosts succeed.
1. Inaccurate or Misleading Listings
One of the most frequent complaints from guests is that the property does not match the listing description or photos. Whether it’s outdated images, unclear descriptions, or unmentioned quirks (like noisy neighbours or difficult parking), these discrepancies can lead to bad reviews.
How to Solve This:
Accurate Descriptions: Clearly describe every detail of your property, from room sizes to amenities. Don’t shy away from mentioning potential drawbacks, such as street noise or limited space. Honesty builds trust.
High-Quality Photos: Use professional-quality photos that accurately depict the space. Capture it in natural light to show its true dimensions.
Regular Updates: Update your listing whenever you make changes, such as adding a new feature or addressing a previously mentioned drawback.
2. Guest Cancellations at the Last Minute
Last-minute cancellations are frustrating, especially if the property remains vacant. Such occurrences can disrupt your income and leave you scrambling to find new guests, particularly during high-demand periods.
How to Protect Yourself:
Strict Cancellation Policies: Airbnb allows you to select cancellation policies ranging from flexible to strict. Choosing a stricter policy can offer some financial protection if a guest cancels close to their arrival date.
AirCover for Hosts: AirCover includes protection against guest cancellations. You may receive compensation for lost bookings caused by cancellations under specific circumstances. Learn more about AirCover.
Proactive Communication: Reach out to guests ahead of time to confirm their plans and reduce the risk of no-shows.
3. Damage to Property
One of the biggest concerns for Airbnb hosts is damage caused by guests, ranging from stained carpets to more serious structural harm. Previously, hosts relied on the Airbnb Host Guarantee for financial protection. However, Airbnb has now replaced it with AirCover for Hosts, which provides more robust coverage.
How AirCover Protects You:
£3 Million Cover: AirCover now includes £3 million in damage protection, far surpassing the previous Host Guarantee. This includes coverage for accidental damage, deep cleaning costs, and even pet-related incidents.
Simple Claims Process: In case of damage, you can file a claim through Airbnb’s Resolution Centre. Be sure to document everything with photos and receipts.
Other Tips:
House Rules: Outline clear rules for guests (e.g., no smoking or parties) to minimise risks.
Security Deposit: Request a deposit to cover minor damages that don’t require an insurance claim.
4. Problematic Guests
Not every guest will follow your rules or respect your property. From loud parties to smoking indoors, dealing with unruly guests is a common challenge for hosts.
How to Handle Difficult Guests:
Guest Screening: Check guest reviews and profiles before accepting bookings. Decline guests with a history of breaking rules or poor behaviour.
Set Clear Boundaries: List detailed house rules in your listing and remind guests of them during check-in.
Airbnb Support: If a guest violates house rules, report them through Airbnb’s Resolution Centre. Hosts are protected under AirCover if guests cause serious disturbances.
5. Cleaning and Turnaround Times
Cleaning is one of the most time-consuming aspects of hosting. Maintaining high cleanliness standards, especially with back-to-back bookings, can be overwhelming.
Optimising Cleaning:
Professional Cleaning Services: Hiring cleaners ensures your property is spotless for each guest, which can lead to glowing reviews.
Allow Time Buffers: Leave at least one day between bookings for thorough cleaning and maintenance.
Provide Amenities: Stock basics like toiletries, clean towels, and fresh linens to enhance the guest experience.
6. Pricing Your Property
Setting the right price for your listing is a balancing act. Pricing too high may deter potential guests, while pricing too low can leave money on the table.
How to Set Competitive Pricing:
Smart Pricing Tools: Airbnb’s Smart Pricing feature automatically adjusts your rates based on demand, seasonality, and local competition.
Market Research: Review comparable properties in your area to gauge average prices.
Special Offers: During low seasons, consider offering discounts or weekly rates to attract longer-term bookings.
7. Navigating Legal and Regulatory Issues
Short-term letting regulations vary across the UK, with many councils introducing rules to address housing shortages and noise complaints. Hosts may need to comply with specific licensing requirements, as seen in cities like London, Edinburgh, and Manchester.
Stay Compliant:
Research Local Laws: Check your council’s rules regarding maximum rental days or licensing schemes.
Taxes: Hosts must declare their earnings to HMRC and may need to register for VAT if they surpass the annual threshold.
Insurance: Standard home insurance often doesn’t cover short-term lets. Consider specialised landlord or short-let insurance for peace of mind.
8. Safety and Security
Both hosts and guests expect a safe and secure environment. Neglecting safety features can not only risk negative reviews but may also violate legal requirements.
Improve Safety Standards:
Essential Equipment: Install smoke alarms, carbon monoxide detectors, and fire extinguishers.
Locks and Cameras: Consider smart locks for self-check-in and external cameras (complying with privacy laws) for added security.
Guest Information: Provide a safety guide, including emergency contacts and instructions for appliances.
9. Managing Guest Expectations
Some guests may expect a five-star hotel experience from a cosy flat. When expectations don’t align with reality, it can lead to poor reviews.
Setting Realistic Expectations:
Detailed Descriptions: Accurately describe your property, its features, and any limitations (e.g., steep stairs or lack of parking).
Communication: Engage with guests before their stay to address any questions or concerns.
Welcome Packs: Provide a guide with tips about the property and local attractions, helping guests feel at home.
10. Dealing with Negative Reviews
Even the most attentive hosts can occasionally receive a negative review. If not handled well, such feedback can deter future bookings.
How to Respond:
Stay Professional: Respond calmly to reviews, acknowledging genuine concerns and outlining steps taken to address them.
Encourage Positive Reviews: Politely ask satisfied guests to leave reviews, balancing out occasional negative feedback.
Learn from Criticism: Use negative reviews as opportunities to improve your property or processes.
11. Time Management
Many hosts underestimate the time and effort required to run an Airbnb property. From answering inquiries to coordinating cleaning and maintenance, hosting can feel like a full-time job.
Streamline Your Hosting:
Automated Messaging: Use Airbnb’s automation tools to respond to common queries.
Co-Hosting: Share responsibilities with a trusted co-host or property manager.
Smart Devices: Use smart locks and thermostats to reduce manual tasks.
12. Platform Updates and Changes
Airbnb frequently updates its platform, introducing new tools and policies. While these changes often aim to enhance user experience, they can also impact hosting strategies.
How to Stay Adaptable:
Stay Informed: Regularly check Airbnb’s updates and announcements to understand new features or changes.
Join Host Communities: Engage with online forums or local meetups to share tips and learn from experienced hosts.
Hosting on Airbnb offers great rewards, but it also comes with challenges. Understanding and addressing common problems—such as guest cancellations, property damage, and legal compliance—can help you create a smoother and more profitable hosting experience.
With the introduction of AirCover, Airbnb has taken significant steps to protect hosts. This comprehensive programme, which replaces the older Host Guarantee, provides £3 million in damage protection and enhanced support for cancellations. You can thrive in the competitive short-term rental market by staying informed, maintaining high standards, and using the tools Airbnb provides. For more details on AirCover, visit Airbnb’s AirCover page.
