Sean,I would like to appreciate your help and tips that your with us in you Re algorithm weibnar. I immediately created duplicated SP listing and got booked in the two next days for 56 nights!It worked like a magic!We didn't switch the old photos,and add decorations in our apartment design yet!
Adjusting your nightly rate from 150/night (plus $50 cleaning fee) to $200/night (no cleaning fee)…. You will still lose views/bookings based on being priced out of peoples filtered price range. They may filter that they dont want to see places that more than $160/night. Most people filter “entire place” and their max price range (nightly) then start to browse listings. The cleaning fee isnt the reason for cart abandonment, its the high airbnb fees and “occupancy tax”(hotel/city’s cut). They seem to want the host to cover those high fees by lowering their fee… i.e cleaning fee. Basically airbnb wants you to take less money as host, so they can get more business and fees. Airbnb has become a joke, I wouldn’t be surprised if it bursts and becomes a thing of the past
I experimented with a no cleaning fee on two of my properties (2 different markets). Initially I didn’t see much of a difference (about a week or two) but when I started advertising the no cleaning fee on the listing instead of just waiting for the algorithm to work or for guests to notice, they both blew up. I’m now doing it with all of my properties (studios to 4 bedroom homes) and plan on using this strategy for all upcoming properties as well.
@@oliverbennett7610 thanks for your reply. I put it in my title for a test run and turned on smart pricing to see if that helps generate more views. All the best!
I have been experimenting with this. Incorporated both host-only fee and cleaning fee into the nightly price. Most bookings are 2 nights so split it up over two nights and then did discounts for multiple-day stays. This is a big house with a $350 fee if we outsource. Couple issues: 1. Using the promotion feature on Airbnb is drastic now. Airbnb uses previous base rates only and not the total price currently for promotions. (I ended up going back to the cleaning fee currently because of this) 2. Pricing software gets wonky. Pricelabs for instance looks at base rates. Now my base rate is so high compared to others in the area that recommended prices get extreme adjustments even with normal settings. 3. Additionally, pricing software becomes questionable when it only looks at base rates across the market and some operators have higher base rates while still having the same total price. But the pricing software does not know the difference. I think this one fact may be hurting the Airbnb industry very much and leading to some of the distrust among our customers. 4. It could be based on the market. I couldn't find any other listing that did not include a service fee or cleaning fee in my area (a small ski market in VT). We saw no improvement with bookings but perhaps our clientele EXPECT a cleaning fee and fear not having one means they might show up and the house not be clean, or they have to do the cleaning, or somehow be affected. Plus some know they at least get the cleaning fee back if they cancel. Or they begin to question the base price as they know we have to cover these fees. Definitely following this.
People abandon cart, because of the Airbnb commission (which is progressive, instead of a maximized Flat fee!!). Guests are Not abandoning because of a 1 time, usually quite low cleaning fee (low in comparison to the outrageous Unlimited Airbnb commission). Please! Don't even, try, to trick hosts into lowering fees. It's Airbnb, that should.
I could not agree more with you. Cleaning our spaces is a real thing and it is way more intense than a hotel room cleaning. The funny thing is that people are easily forgetting that hotels are charging a ton of fees that are not even disclosed until you get the final invoice. People need to stop making a big deal about the cleaning fees. Comparing hotels to airbnb is comparing apples to oranges for most airbnbs. For those hosts that can't play the game fair for the guests, sorry to say but they need to leave hosting all together. They are just impacting those of us that care for offering a better experience than that of a hotel for guests.
my rooms go for 40-70/night and i have cleaning fee of 40 per room. if i did "no cleaning fee" my prices would double and would eliminate me from any competitive searching when people look at the map. competitive pricing = more clicks. more clicks = better search rankings. better search rankings = more bookings. no cleaning fee is just plain dumb (for my market anyway)
All your advice is super valuable. I got rid of my cleaning fee and increase my daily price. Since then I have almost doubled the number of people who have put me in their favorites. I am usually fully booked and love the cushion of increased exposure.
No can't drop my fee.Its what im charged and i have tryed to get rid of it and spreading that cost into the nightly price and still no uptake in bookings quite opposite fell into the black hole and my property didn't show up unless u looked into map are and yet there i had the disadvantage
The funny thing I added cleaning fee for the first time I have been host for years and a recent guest who was charged the fee did absolutely nothing never washed a plate or dish, So I have removed the fee now I can tell them to get cleaned up, I will share your video to my FB group Cheers,
Hi Sean, Recently I found "simplified pricing" as one of the Opportunities under insights. Basically it removes the guest service fees and it charges the fee to the host. I decided to mark up my rates accordingly and give it a try. But when I wanted to change that setting back, I found Airbnb won't let me and I'm locked in paying the service fee from now on. Have you found this "opportunity " under any of your listings or tried it yourself? I'm curious what other hosts are experiencing. Thanks!
It's not that complicated. Airbnb should show entire price like it is done in Europe. If it is 100 bucks show that. Then break down why it is 100 bucks later. They created this nonsense by showing 100 bucks and then plus plus. It'd a bait and switch
I was going to use rule sets to mimic a cleaning fee by upping the base price (in smart pricing) and giving discounts on multiple night stays in the rule set. It turns out, if you have smart pricing turned on, rule set pricing doesn't override smart pricing. There goes that idea 😮.
algorithms... are supposed to court for the quality of a listing. manipulation of it shouldnt work. we shouldnt have to worry about that. its good or its not. so annoying.
Hi Sean, I had wanted to take your re-algorithm webinar but didn't know we could buy access to it a different date as I was unavailable that evening, had I known, I would have bought it. I do notice the price did go up quite a bit, more than doubled, would you offer us a bit of a discount somewhere? I really liked your $70 tag when you had it live. I would love to watch your webinar, thanks!
Quick question...I only have 1 listing...is there a management fee prompt? I went into it today in my computer to move the cleaning fee and couldn't find the management fee prompt... Thank you for all of your guidance!
I'm actually not convinced. Airbnb has advertised to everyone that they have eliminated this notion of hidden costs and show the entire amount for each place to prospective guests, including all fees. To be honest, I think you're spinning your wheels. The other things you've done with your control group make much more sense. New listing with all the checkboxes ticked definitely leads to bookings. You said you are a scientist/nerd. If so, then run a real experiment. Take 4 listings and bake in the cleaning fee and 4 listings and break them out. You have a unique opportunity with all your similar places to really pinpoint what's going on. I'm at 100% occupancy in Tucson. With cleaning fees. Reasonable ones! But I noticed that all my listings went through the roof recently when they made me a superhost again. I'm very confident that's the real secret sauce.
Your experiences in Tucson are vastly different from someone's experience operating in a suburb 30 miles outside of DTLA vs skid row vs high rise overlooking staples center (illegal by the way and the city isn't doing anything about it.)
Can you explain the adding of admin accounts? We’ve been at this for almost 4 years, have 8 properties and cohost (and care) for 4 other properties. We also do split properties we’re we listing private bedrooms (it works well for our area) so we have over 30 listings. Do you have any recommendations or thoughts on splitting our accounts and why that might be or not be beneficial? I’ve got both your new courses and it’s working but wondering if we should also split our accounts too?
Hey Sean. So I use a dynamic pricing software but would like to get the boost from turning on smart pricing. Do you know which pricing strategy (smart vs other) will be the default one?
Hi Sean, thanks for all you do! Using Airbnb's Smart pricing- are you suggesting we use it? You and everyone else has cautioned against this. Has anything changed? Thnx!!
So with the new listing, you lose all your reviews? I know for a new listing for the first month Airbnb boosts your post. Could the bookings be a result of that?
Same here 45+ Apartments. Never a cent of cleaning fee charged in my life. Taxes, Feese etc put me off while booking. Hence made a conscious choice with the very first apartment to not surprise. I even include Airbnb fees in my price to give out just one flat rate. Conversions go up, Airbnb is happy, Guest is happy, and listing stays on top
I use Beyond Pricing and was told by them to turn off smart pricing while using beyond pricing. Can I use a pricing platform like this while still turning on smart pricing?"
Just to confirm, do you mean new listing for same property or do you mean New Account where your reviews and SuperHost status and everything would be gone and you would appear to be a new host?
In Canada, this feature doesn't exist as local rules require total price including taxes to be displayed up front. In this case, does removing the cleaning fee still provide value?
I agree with everything here EXCEPT the hybrid approach on bigger houses. You either get rid of the cleaning fee or you don't. Charging less of a fee is like being halfway pregnant...doesn't work. Doing that will not result in any algorithm benefit IMO.
@bnbiz I'm pretty sure Sean didn't randomly wake up thinking 'let's use the hybrid approach for bigger houses just for the heck of it!' he probably came to it by making tests as he seems to often be doing. Maybe watch his webinar to find out @bnbiz so you can give a well-founded opinion.
The cleaning fee is a pass through, meaning I (as the owner) don't pay taxes on the cleaning fee. If I were to zero out the cleaning fee and add that to the nightly cost, suddenly I would get taxed on that income. How does this make sense at all? (Also, I use DPGO to set prices, so I don't think it's possible anyway.)
If you're not passing that cleaning fee on to someone as an expense, then it is considered income. And that income is taxed. what seems to be the issue here?
@@stevepearlman3280 if it’s a pass through or expense the profit at the end of the year doesn’t change. If you’re filing as an llc you’d owe the same amount of tax ie 150 + 50 pass through cleaning fee = $150 profit $200 booking - $50 cleaning expense = $150 profit
Hey Sean with your new account split test where you saw more bookings, is it possible new listing push from Airbnb algorithm helped in that and not only the fact you removed the cleaning fee?
Can I block out the next 3 months on my old/current listing, and create a new listing for the same property trying this new strategy of No cleaning fee…if it doesn’t work go back to the old listing?
Sean, I purchased the pricing webinar but had an emergency and wasn't able to attend. I sent an email to Alberto and still waiting from a response. I was wondering when the recording would be made available and how to access that? Thanks for all you do bro!
Hi Sean, thank you so much for this video. You talked about using rules sets. I I use wheelhouse as a third-party pricing software. It allows you to create a percentage weekly discount and a percentage monthly discount, but it does not give you the option to create percentage discounts for specific numbers of days. Do you know if it’s possible to set wheelhouse to 0% for weekly and monthly and then handle all of your discounts just on the Airbnb website?
@@AirbnbAutomated In a world of reviews... how does that make sense? In our case, we have over 1,000 5-star reviews from years of blood sweat and tears which would be very hard to let go. I always appreciate all the content you provide as one of the most authentic and useful Airbnb content providers. Your insights have helped me build confidence in the strategies... and ultimately the bottom line! Thank you!
What do you mean by adding another admin account and putting your listing up again does it stay with the same reviews and super host status And also can you do this with only two listings
I've been working on a spreadsheet to help with a zero cleaning fee strategy. My numbers aren't working they way I want. Can you share for a reasonable fee?
You lose the reviews on the listing, but not on your profile. You can use the same photos, and you do not need to delete the old listing. But I don’t recommend keeping both active. They’ll compete for views
Great video. Question on smart pricing. If you turn that on but use a third party smart pricing vendor like wheelhouse, price labs, etc, how does that work? Does Airbnb smart pricing override your third party smart pricing?
Ring camera at entries. Disclose cameras and don't keep looking. Only look when there is an incident. Camera at pool is tricky. Pervert or minimizing liability???
Hey Sean, I run my STR on multiple platforms through guesty, does this mean I can't use Airbnb's integrated pricing strategies and should go through something like wheelhouse? It'd be great if you did a video explaining how to best do advanced pricing if you're using a third party app. Thanks! Your content is really helping me, within six months I'm ranked very highly in searches and at 93% occupancy.
I use Guesty, as well as Price Labs. However I can also confirm that you CAN still use Airbnb specific pricing strategies and adjusting tools. Just log into your airbnb account, and adjust away. It will only effect your prices as displayed on Airbnb, and in Guesty you will see the "pre-adjustment" numbers.
Thank you Sean for the video. Do you know if there's a way to make conditional cleaning fees on Airbnb? For example, a 1 night stay will be $90 cleaning fee, 2 nights $45, 3+ nights, $0
This does not work actually. Just tried today. Airbnb requires your "short stay" cleaning fee to be less than your standard cleaning fee, so you can't have a $0 standard and then a $90 one night cleaning fee.
I set up the new short stay cleaning fee at half the "normal" price. Got several bookings back to back. In my area people mostly come for the weekend or long weekend. I'm looking at no cleaning fees, spreading the cost and adding a 3rd day discount.
@@chezhelene2409 Nice. The short stay cleaning fee doesn't make sense for us because our cleaner charges per project so it costs us the same whether it's a one night stay or a 10 night stay. We did away with cleaning fees and services fees so now we have no fees at all on our place. Only nightly rate and taxes. We increased our nightly rate to make up for the difference and then just set a 2 night minimum for everything. Without the cleaning fee and with us taking the entire service fee ourselves, we would make almost nothing on single night stays even with the increased rates.
I have had zero views but have two new “wishlist additions” for the last 7 day period. Do you think my view count is inaccurate? My views have dropped off a cliff and it’s my ski condos seasonal sweet spot.
Consistency? Hotel’s well off you go to hotels hope you are not expecting everyone else to do remove cleaning fee 😂 that’s used for different things hosts need to pay for like damages that is not worthy of wasting time or don’t want to leave a sour taste on guests experience they are too small or petty but a repetition is costly at the end of the year ! And your analysis are quite amateurish or inexperienced to be honest you were talking in another video how hosts should also up the guests support and compare to hotels etc you’ve made a business here saying what inexperienced people take as true. Good luck to the ones starting and thinking this is serious advice you most definitely will need it ! And see it for yourselves …
@@Jacob_mcrobs i noticed way more bookings i did realize that the guests are paying to many “fees” and i felt like i could add some “cleaning cost “ to the price of the house and get rid of the the actual “cleaning fee”
@@claub5438 cool. I just removed the cleaning fee off of my 4 listings. Hoping for the best. How long was it before you saw the bookings start coming in?
@@Jacob_mcrobs i felt like right away the “views “ of the properties went up and started getting bookings i got 3 bookings back to back.. you should send me the link to your properties!
I I search for places in my area and all that appear in the search in the first pages have cleaning fees. and most of they very solid booked until May 2023.
@@AirbnbAutomated 2 bed/2 bath , 3bed/ 2bath , 4 bed/ 2 bath. and some of them with pool. i have three properties one 2/2 another 3/2 and the last one 4/2 all with cleaning fees and booked all from maybe 4 to 6 months before until April and now i am getting booking for May and June all with cleaning fees. i respect you a lot Sean and i always watch your free videos.
Sean,I would like to appreciate your help and tips that your with us in you Re algorithm weibnar. I immediately created duplicated SP listing and got booked in the two next days for 56 nights!It worked like a magic!We didn't switch the old photos,and add decorations in our apartment design yet!
Huge Congrats!.
rakidzich.com/realgo
What’s SP?
@@AirbnbAutomatedhey I signed up for the target price webinar but was not able to attend. How do we get the recording?
Adjusting your nightly rate from 150/night (plus $50 cleaning fee) to $200/night (no cleaning fee)…. You will still lose views/bookings based on being priced out of peoples filtered price range. They may filter that they dont want to see places that more than $160/night. Most people filter “entire place” and their max price range (nightly) then start to browse listings.
The cleaning fee isnt the reason for cart abandonment, its the high airbnb fees and “occupancy tax”(hotel/city’s cut).
They seem to want the host to cover those high fees by lowering their fee… i.e cleaning fee. Basically airbnb wants you to take less money as host, so they can get more business and fees. Airbnb has become a joke, I wouldn’t be surprised if it bursts and becomes a thing of the past
I experimented with a no cleaning fee on two of my properties (2 different markets). Initially I didn’t see much of a difference (about a week or two) but when I started advertising the no cleaning fee on the listing instead of just waiting for the algorithm to work or for guests to notice, they both blew up. I’m now doing it with all of my properties (studios to 4 bedroom homes) and plan on using this strategy for all upcoming properties as well.
Did you put “no cleaning fee” in the title? I haven’t noticed any difference in views since I’ve made my fee $0
I noticed some bigger hosts here in Australia (100+ doors) adding 'no cleaning fee' in their title..
@@oliverbennett7610 thanks for your reply. I put it in my title for a test run and turned on smart pricing to see if that helps generate more views. All the best!
@@sharalynyackel any luck?
@@nicklara1610 nope, no new bookings or additional view counts 👎
I have been experimenting with this. Incorporated both host-only fee and cleaning fee into the nightly price. Most bookings are 2 nights so split it up over two nights and then did discounts for multiple-day stays. This is a big house with a $350 fee if we outsource. Couple issues:
1. Using the promotion feature on Airbnb is drastic now. Airbnb uses previous base rates only and not the total price currently for promotions. (I ended up going back to the cleaning fee currently because of this)
2. Pricing software gets wonky. Pricelabs for instance looks at base rates. Now my base rate is so high compared to others in the area that recommended prices get extreme adjustments even with normal settings.
3. Additionally, pricing software becomes questionable when it only looks at base rates across the market and some operators have higher base rates while still having the same total price. But the pricing software does not know the difference. I think this one fact may be hurting the Airbnb industry very much and leading to some of the distrust among our customers.
4. It could be based on the market. I couldn't find any other listing that did not include a service fee or cleaning fee in my area (a small ski market in VT). We saw no improvement with bookings but perhaps our clientele EXPECT a cleaning fee and fear not having one means they might show up and the house not be clean, or they have to do the cleaning, or somehow be affected. Plus some know they at least get the cleaning fee back if they cancel. Or they begin to question the base price as they know we have to cover these fees.
Definitely following this.
People abandon cart, because of the Airbnb commission (which is progressive, instead of a maximized Flat fee!!). Guests are Not abandoning because of a 1 time, usually quite low cleaning fee (low in comparison to the outrageous Unlimited Airbnb commission). Please! Don't even, try, to trick hosts into lowering fees. It's Airbnb, that should.
I could not agree more with you. Cleaning our spaces is a real thing and it is way more intense than a hotel room cleaning. The funny thing is that people are easily forgetting that hotels are charging a ton of fees that are not even disclosed until you get the final invoice. People need to stop making a big deal about the cleaning fees. Comparing hotels to airbnb is comparing apples to oranges for most airbnbs. For those hosts that can't play the game fair for the guests, sorry to say but they need to leave hosting all together. They are just impacting those of us that care for offering a better experience than that of a hotel for guests.
That's just a huge guess on your part. We dropped cleaning fees and got lots of bookings right away
my rooms go for 40-70/night and i have cleaning fee of 40 per room. if i did "no cleaning fee" my prices would double and would eliminate me from any competitive searching when people look at the map. competitive pricing = more clicks. more clicks = better search rankings. better search rankings = more bookings. no cleaning fee is just plain dumb (for my market anyway)
All your advice is super valuable. I got rid of my cleaning fee and increase my daily price. Since then I have almost doubled the number of people who have put me in their favorites. I am usually fully booked and love the cushion of increased exposure.
No can't drop my fee.Its what im charged and i have tryed to get rid of it and spreading that cost into the nightly price and still no uptake in bookings quite opposite fell into the black hole and my property didn't show up unless u looked into map are and yet there i had the disadvantage
The funny thing I added cleaning fee for the first time I have been host for years and a recent guest who was charged the fee did absolutely nothing never washed a plate or dish, So I have removed the fee now I can tell them to get cleaned up, I will share your video to my FB group Cheers,
BTW. You didn’t mention the dead guy in the spa @ Sonders Palm Springs this past week. Maybe that’s why they took cleaning off.
Hi Sean,
Recently I found "simplified pricing" as one of the Opportunities under insights. Basically it removes the guest service fees and it charges the fee to the host. I decided to mark up my rates accordingly and give it a try. But when I wanted to change that setting back, I found Airbnb won't let me and I'm locked in paying the service fee from now on. Have you found this "opportunity " under any of your listings or tried it yourself? I'm curious what other hosts are experiencing.
Thanks!
It's not that complicated. Airbnb should show entire price like it is done in Europe. If it is 100 bucks show that. Then break down why it is 100 bucks later. They created this nonsense by showing 100 bucks and then plus plus. It'd a bait and switch
So abnb increases their fees and penalize us for having cleaning fees. Solution is for us to cut our fee not them that way they can be better...
So, that might work for apartments but what about single-family residential (3 bed/2 bath)?
I was going to use rule sets to mimic a cleaning fee by upping the base price (in smart pricing) and giving discounts on multiple night stays in the rule set. It turns out, if you have smart pricing turned on, rule set pricing doesn't override smart pricing. There goes that idea 😮.
Length of stay discounts with a ruleset should still work
algorithms... are supposed to court for the quality of a listing.
manipulation of it shouldnt work. we shouldnt have to worry about that. its good or its not. so annoying.
Hi Sean, I had wanted to take your re-algorithm webinar but didn't know we could buy access to it a different date as I was unavailable that evening, had I known, I would have bought it. I do notice the price did go up quite a bit, more than doubled, would you offer us a bit of a discount somewhere? I really liked your $70 tag when you had it live. I would love to watch your webinar, thanks!
So host with high fees are really missing out on money because less bookings vs low or no fees get 80-110% booking.
Quick question...I only have 1 listing...is there a management fee prompt? I went into it today in my computer to move the cleaning fee and couldn't find the management fee prompt... Thank you for all of your guidance!
Hi Sean, When you mention making a new account, do you mean deleting your listing and starting a new listing?
So ditch pricelabs and use smart pricing? Currently using pricelabs in conjunction with Airbnb calendar promos
I'm actually not convinced. Airbnb has advertised to everyone that they have eliminated this notion of hidden costs and show the entire amount for each place to prospective guests, including all fees.
To be honest, I think you're spinning your wheels.
The other things you've done with your control group make much more sense. New listing with all the checkboxes ticked definitely leads to bookings.
You said you are a scientist/nerd. If so, then run a real experiment. Take 4 listings and bake in the cleaning fee and 4 listings and break them out. You have a unique opportunity with all your similar places to really pinpoint what's going on.
I'm at 100% occupancy in Tucson. With cleaning fees. Reasonable ones!
But I noticed that all my listings went through the roof recently when they made me a superhost again. I'm very confident that's the real secret sauce.
I did split test this. The findings will be in Target Price
Your experiences in Tucson are vastly different from someone's experience operating in a suburb 30 miles outside of DTLA vs skid row vs high rise overlooking staples center (illegal by the way and the city isn't doing anything about it.)
@@AirbnbAutomated "target price" is the name of your next webinar?
Can you explain the adding of admin accounts? We’ve been at this for almost 4 years, have 8 properties and cohost (and care) for 4 other properties. We also do split properties we’re we listing private bedrooms (it works well for our area) so we have over 30 listings. Do you have any recommendations or thoughts on splitting our accounts and why that might be or not be beneficial? I’ve got both your new courses and it’s working but wondering if we should also split our accounts too?
Hey Sean. So I use a dynamic pricing software but would like to get the boost from turning on smart pricing. Do you know which pricing strategy (smart vs other) will be the default one?
facing the same issues don't know if I should deacivate my price labs and only use airbnb smart pricing
Hi Sean, thanks for all you do! Using Airbnb's Smart pricing- are you suggesting we use it? You and everyone else has cautioned against this. Has anything changed? Thnx!!
Sean isn't against it. It's a sign of the times from Airbnb's constant "algorithm" changing.
In some cases yes. but only specific cases. I discuss that in RE:Algorithm
So with the new listing, you lose all your reviews? I know for a new listing for the first month Airbnb boosts your post. Could the bookings be a result of that?
As someone who's never had a cleaning fee Im happy to see yall are catching on.
Thanks for keeping it a secret bro. 👀 lol
my knight in shining armor is such a cavalier
Same here 45+ Apartments. Never a cent of cleaning fee charged in my life. Taxes, Feese etc put me off while booking. Hence made a conscious choice with the very first apartment to not surprise. I even include Airbnb fees in my price to give out just one flat rate. Conversions go up, Airbnb is happy, Guest is happy, and listing stays on top
So you just up the price?
I use Beyond Pricing and was told by them to turn off smart pricing while using beyond pricing. Can I use a pricing platform like this while still turning on smart pricing?"
Just to confirm, do you mean new listing for same property or do you mean New Account where your reviews and SuperHost status and everything would be gone and you would appear to be a new host?
In Canada, this feature doesn't exist as local rules require total price including taxes to be displayed up front. In this case, does removing the cleaning fee still provide value?
I agree with everything here EXCEPT the hybrid approach on bigger houses. You either get rid of the cleaning fee or you don't. Charging less of a fee is like being halfway pregnant...doesn't work. Doing that will not result in any algorithm benefit IMO.
I was once halfway pregnant.
@bnbiz I'm pretty sure Sean didn't randomly wake up thinking 'let's use the hybrid approach for bigger houses just for the heck of it!' he probably came to it by making tests as he seems to often be doing. Maybe watch his webinar to find out @bnbiz so you can give a well-founded opinion.
The cleaning fee is a pass through, meaning I (as the owner) don't pay taxes on the cleaning fee. If I were to zero out the cleaning fee and add that to the nightly cost, suddenly I would get taxed on that income. How does this make sense at all? (Also, I use DPGO to set prices, so I don't think it's possible anyway.)
If you're not passing that cleaning fee on to someone as an expense, then it is considered income. And that income is taxed. what seems to be the issue here?
@@insidethebnb But a write off doesn't return 100% of the amount being written off.
@@stevepearlman3280 if it’s a pass through or expense the profit at the end of the year doesn’t change. If you’re filing as an llc you’d owe the same amount of tax ie
150 + 50 pass through cleaning fee = $150 profit
$200 booking - $50 cleaning expense = $150 profit
It is not pass through. You are taxed on the cleaning fee. Airbnb is taking that tax and paying it on your behalf.
@@connorsmith1906 I wouldn't call your "$150 profit" profit until you've filed your taxes. That's "$150 revenue"
Thank you very much Sean! You always help me a lot with the info and strategies. Appreciate it
@Sean is it still valid when now You can see final price in search results right away?
Hey Sean with your new account split test where you saw more bookings, is it possible new listing push from Airbnb algorithm helped in that and not only the fact you removed the cleaning fee?
I’ve tried new listings on the main account with less effective results
Being new to the hosting world... just shy of a month. Would it be necessary to create a new account still?
Can I block out the next 3 months on my old/current listing, and create a new listing for the same property trying this new strategy of No cleaning fee…if it doesn’t work go back to the old listing?
Sean, I purchased the pricing webinar but had an emergency and wasn't able to attend. I sent an email to Alberto and still waiting from a response. I was wondering when the recording would be made available and how to access that? Thanks for all you do bro!
The recording should be up in 24 hours or less you will receive an email from teachable
11:10 - so what's the answer to this ? You just said how things are, how do you solve for this ?
Hi Sean, thank you so much for this video. You talked about using rules sets. I I use wheelhouse as a third-party pricing software. It allows you to create a percentage weekly discount and a percentage monthly discount, but it does not give you the option to create percentage discounts for specific numbers of days. Do you know if it’s possible to set wheelhouse to 0% for weekly and monthly and then handle all of your discounts just on the Airbnb website?
If you make a new account with previous listings do you lose your hosting status?
If you make a new account don't you loose your status as a Super Host?? Will that matter?
Can I still get a video of the webinar?
Can I waive the usurious 12.5%”hotel tax” ? That’s adds up on the check out
that would be sick.
@@AirbnbAutomated know any lobbyists 🤣
Just dropped my cleaning fee completely. Let's see what happens
I’m rooting for you. Did you adjust your discount structure and price?
@@AirbnbAutomated you bet! Keeping prices exactly the same, just make up for the fee in my base price. Excited to see what happens.
Well, idk if this is coincidence or not but I just got a booking 😂 7 hours into no cleaning fee
Were able to transfer the old reviews to the new accounts or did you have to start from scratch?
You’ll have to start from scratch
@@AirbnbAutomated In a world of reviews... how does that make sense? In our case, we have over 1,000 5-star reviews from years of blood sweat and tears which would be very hard to let go. I always appreciate all the content you provide as one of the most authentic and useful Airbnb content providers. Your insights have helped me build confidence in the strategies... and ultimately the bottom line! Thank you!
What do you mean by adding another admin account and putting your listing up again does it stay with the same reviews and super host status And also can you do this with only two listings
I've been working on a spreadsheet to help with a zero cleaning fee strategy. My numbers aren't working they way I want. Can you share for a reasonable fee?
I have such a spread sheet in my target price webinar
@@AirbnbAutomated Do you have a link to the course?
Can you make a video on Instant booking, pros and cons ?
So what you are saying is unlist and list again because your acc being old they aren't pushing u .
That’s what it sounds like. Airbnb does give a bit of a boost to newer listings but I’m afraid that reviews would fall off at that point.
When creating a new listing do you lose all your reviews? Can use the same picture? Do delete your old listing.
Thank you
You lose the reviews on the listing, but not on your profile. You can use the same photos, and you do not need to delete the old listing. But I don’t recommend keeping both active. They’ll compete for views
Thank you so much for clarify! I really appreciate
Other questions. Do I need to open a new account or use the same account? Just create new listing?
Thaxx again.
Great video. Question on smart pricing. If you turn that on but use a third party smart pricing vendor like wheelhouse, price labs, etc, how does that work? Does Airbnb smart pricing override your third party smart pricing?
If you use pricelabs for pricing I don't think you can use smart pricing can you?
I had to stop using priclabs because it was missing with the smartpricing and manual pricing
What are your thoughts on having security cameras on the outside of the property?
Ring camera at entries. Disclose cameras and don't keep looking. Only look when there is an incident. Camera at pool is tricky. Pervert or minimizing liability???
Hey Sean, I run my STR on multiple platforms through guesty, does this mean I can't use Airbnb's integrated pricing strategies and should go through something like wheelhouse? It'd be great if you did a video explaining how to best do advanced pricing if you're using a third party app. Thanks! Your content is really helping me, within six months I'm ranked very highly in searches and at 93% occupancy.
Couldn’t agree more. I also use Guesty and I’m not sure how to take advantage of the techniques Sean talked about on his pricing series.
I use Guesty, as well as Price Labs. However I can also confirm that you CAN still use Airbnb specific pricing strategies and adjusting tools. Just log into your airbnb account, and adjust away. It will only effect your prices as displayed on Airbnb, and in Guesty you will see the "pre-adjustment" numbers.
@@bvail6 great thank you for your help!
any combo pricing to get re-algorithm and no fees pricing webinars together?? 😅
Thank you Sean for the video. Do you know if there's a way to make conditional cleaning fees on Airbnb? For example, a 1 night stay will be $90 cleaning fee, 2 nights $45, 3+ nights, $0
Short stay cleaning fee. You can likely make that $0.
Probably a pro tools feature
This does not work actually. Just tried today. Airbnb requires your "short stay" cleaning fee to be less than your standard cleaning fee, so you can't have a $0 standard and then a $90 one night cleaning fee.
I set up the new short stay cleaning fee at half the "normal" price. Got several bookings back to back. In my area people mostly come for the weekend or long weekend. I'm looking at no cleaning fees, spreading the cost and adding a 3rd day discount.
@@chezhelene2409 Nice. The short stay cleaning fee doesn't make sense for us because our cleaner charges per project so it costs us the same whether it's a one night stay or a 10 night stay. We did away with cleaning fees and services fees so now we have no fees at all on our place. Only nightly rate and taxes. We increased our nightly rate to make up for the difference and then just set a 2 night minimum for everything. Without the cleaning fee and with us taking the entire service fee ourselves, we would make almost nothing on single night stays even with the increased rates.
He will find out why no one does that very soon
How would turning on Airbnb smart pricing work with pricelabs?
It will not. You’ll need to temporary undo the connection.
Hey Sean, random question but which NAICS & SIC should I be using for this business in favor of obtaining funding?
SBa doesn’t fund on this industry
@@oliveknaus I really just want to build credit lines for it not necessarily for SBA
@@itsairrialj just create an entity and get an EIN and apply for credit cards like any other business
How can I watch the Jan 5th webinar?
HTTPS://rakidzich.com/realgo
Airbnb now shows the real price from the first page. I think this video was recorded before the last update.
Thank you for this video ! I just reduced all of my cleaning fees to $0 !
Best of luck!
@@AirbnbAutomated thanks so much ! I’m still killing it ! No slow down in bookings. But this strategy of yours may help me in the off season (summer)
Wouldn’t creating a new listing get rid of all the reviews you worked for?
Yes. But don’t get too attached
I have had zero views but have two new “wishlist additions” for the last 7 day period. Do you think my view count is inaccurate? My views have dropped off a cliff and it’s my ski condos seasonal sweet spot.
Yep. Totally is
Consistency? Hotel’s well off you go to hotels hope you are not expecting everyone else to do remove cleaning fee 😂 that’s used for different things hosts need to pay for like damages that is not worthy of wasting time or don’t want to leave a sour taste on guests experience they are too small or petty but a repetition is costly at the end of the year ! And your analysis are quite amateurish or inexperienced to be honest you were talking in another video how hosts should also up the guests support and compare to hotels etc you’ve made a business here saying what inexperienced people take as true. Good luck to the ones starting and thinking this is serious advice you most definitely will need it ! And see it for yourselves …
i got rid of it a month ago
And what have you noticed?
@@Jacob_mcrobs i noticed way more bookings i did realize that the guests are paying to many “fees” and i felt like i could add some “cleaning cost “ to the price of the house and get rid of the the actual “cleaning fee”
@@claub5438 cool. I just removed the cleaning fee off of my 4 listings. Hoping for the best. How long was it before you saw the bookings start coming in?
@@Jacob_mcrobs i felt like right away the “views “ of the properties went up and started getting bookings i got 3 bookings back to back.. you should send me the link to your properties!
so waters wet
The fake mouse clicking noise in all of your videos is kind of annoying.
I want to keep my education as niche as possible. Forcing people to suffer through aspects to lower educational impact to the truly dedicated.
@@AirbnbAutomated the education is there and appreciated. IMO you can remove the click noises though.
Totally taking the clicks under advisement
I I search for places in my area and all that appear in the search in the first pages have cleaning fees. and most of they very solid booked until May 2023.
What size properties. Booked until may implies some of these bookings came before the winter release. maybe many or all of them
And how can you tell they are booked versus blocked?
@@AirbnbAutomated 2 bed/2 bath , 3bed/ 2bath , 4 bed/ 2 bath. and some of them with pool. i have three properties one 2/2 another 3/2 and the last one 4/2 all with cleaning fees and booked all from maybe 4 to 6 months before until April and now i am getting booking for May and June all with cleaning fees. i respect you a lot Sean and i always watch your free videos.
sooo... smart pricing on or off?
In certain cases. Which the conditions of which were discussed in RE:Algorirhm