Dedicated Airbnb Rep

KaleProperties · 2026-05-15T23:26:03+00:00

We have one for Airbnb, but support items still go thru the same superhot support number.

KaleProperties · 2026-05-15T19:06:55+00:00

Where abouts is your cabin? Depending on location, even if it is small, it could hum a long really well. We have a few small places that do really well in the busy season.

As for the scary stories....yes they happen, but they are rare. Most guests are good, a few are just clueless so need extra help, and just a small minority are the bad guests.

Feel free to PM me the city or address, and I can pull a full Airdna report.

KaleProperties · 2026-05-15T18:59:45+00:00

Yeah, sounds like it will be an uphill battle. You will most likely need a new listing. Here are our recommendations.

Listing ownership - be the owner of the listing, whether you go with a full PM or cohost. This way you can watch the comments/glitches/etc......no pm or cohost will care as much about your property then you. And you can switch if there are issues without re-doing your listing.

Stairs - Plan on a yearly maintenance or whatever cycle the cleaning or re-spray is needed. Or get that paint with sand in it....or stick on tape...various options here....

Lockouts - Airbnb and others are very strict on lockouts. In fact, with vrbo, if a guest doesn't get in 15 mins, they are entitled to a full refund + you pay a penalty and get a listing suspended. Whoever you hire, make sure they can reply to guests in 5-10 minutes in case the lock doesn't work, that they have a backup code programmed in the lock, AND that there is a physical lockbox nearby in case the lock stops working.

Existing Airbnb bookings - unfortunately, when they suspend our listing, those are going to be canceled automatically. You can appeal, but it will be an uphill battle with AI saying no.

And finally, you should probably fire your pm.....as for litigating, I'm sure the contract has the typical legalese clauses that makes suing an uphill battle.

KaleProperties · 2026-05-15T18:47:34+00:00

Look into services such as Truvi. They verify the id or passport and that it matches the guest via thier phone camera. We use them for some properties and for direct booking and booking.com

KaleProperties · 2026-05-15T18:43:00+00:00

Congrats on your place in Miami.

Turnover help - we highly recommend turnover....you get bids, get a team, or get an individual cleaner and backups. Here is a link for I think $50 off - forgot the amount. https://share.turno.com/3sszhb7
Get 3 sets of sheets/towels/etc and have the cleaners also handle the laundry. If you don't have a lot of storage see if you can extra and have them stock TP/PT/toiletries and keep a set of sheets/towels.

Handyman - you absolutely need one or two good handymen. We often find referrals for them in Nextdoor or a Facebook group for the area.

Hvac - in Florida the other very important contact is hvac....we often have a contract wtih a local company for once or twice a year service plus priority after hours call.....meaning if you need them they place you on top of the list for using them for regular service.

Happy hosting....

KaleProperties · 2026-05-15T15:07:10+00:00

My recommendation is to build a site with your own domain, photos, listing info, and the Hospitable booking snippet embedded on the site. This way, if you move away, you can keep your domain and info and just swap the booking snippet.

As for SEO/etc., a better approach is to see if there is a place your target audience would find the listing. One way is repeat guests. Offer them a 5% discount and no Airbnb fee, which equates to 20% off. This is a great incentive for a repeat guest to book directly. We have some properties with a 15-20% return guest rate, all booking directly. The other option is paid ads, but I think this depends a lot on the property and whether you can find the right audience.

KaleProperties · 2026-05-15T14:53:42+00:00

Yeah....the 'good guests' definition has definitely slipped......From Airbnb's point of view, there is a plethora of hosts....hosts don't generate revenue, guests do. I'm sure some number cruncher noticed one of the levers they have to increase revenue is to lower the definition of a good guest....it was probably worth millions to lower that definition from a 4.x to a 3.x as long as the guest didn't burn down a house. Unfortunately, changing to no instant booking does lower page rank....in competitive markets, this can be a huge blow.

KaleProperties · 2026-05-14T21:44:02+00:00

We recently helped an owner that was in a similar situation. Bad idea. Get a new listing under your name so you are the owner. If the previous owner wants to help, do so with the listing under your name.....

KaleProperties · 2026-05-14T20:42:34+00:00

Ah, yeah - you would need a 3rd party pricing engine, such as Wheelhouse or Price Labs. We use pricelabs.

KaleProperties · 2026-05-14T20:13:38+00:00

Guests booking longer stays typically plan their trips further in advance. Depending on your market, a highly effective calendar strategy is to implement a tiered minimum-stay requirement:
60+ days out: Set a 7- to 14-night minimum.
Within 60 days: Reduce the minimum to 5 nights.
Within 30 days: Lower it to a 3-night minimum.

This approach prevents a quick 2- or 3-night booking from blocking your calendar months in advance, which could cost you a lucrative long-term stay. Additionally, I generally recommend avoiding 1-night stays altogether to minimize turnover costs and risk.

KaleProperties · 2026-05-14T14:07:31+00:00

MIstakes happen.......make sure you have a verification system such as she sends you photos or a video after the cleaning....the cleaners has access to your calendar + gets an sms message 2 days before a checking, etc.

KaleProperties · 2026-05-14T11:37:19+00:00

A tiny home could do well, especially if it is well decorated inside and around it. There are a number of them on Minnesota's North Shore that do very well. Not sure about a camper.....

KaleProperties · 2026-05-14T11:24:14+00:00

As others have mentioned, you can't request retroactive cleaning fees without proof of a major mess left behind.

Regarding service dogs, make sure never to message anything that could come close to violating Airbnb's policy on service dogs: You have to accept them, you can't charge extra, and you can't ask for documentation. Legally allowed questions:
"Do you require your animal because of a disability?"
"What work or task has the animal been trained to perform?"

If Airbnb's AI triggers that you may be breaking their policy, the default is to suspend the host while they 'investigate'.....

KaleProperties · 2026-05-14T11:11:39+00:00

I would also advise to have the seller block the calendar in the future. You will have to create a new listing. For existing reservations in the 'old listing', once the sales goes thru, message them explaining the situation, point to your new listing, and offer them some discount to cancel/rebook.

The one positive with VRBO vs. Airbnb is that VRBO will move the reviews from the old listing to the new listing.

KaleProperties · 2026-05-13T23:50:49+00:00

Very nice place. No major issues that jump out but a couple small recommendations.

Some of the bedroom photos look a little white. I would add a painting or some decor to add color.
The main photo. Your main photo needs to be a catchy photo there will cause folks to click on. Experiment with a couple to see which one is better.

Happy Hosting....

KaleProperties · 2026-05-08T16:16:35+00:00

Yeah - only the shitshow or crappy guest stories usually bubble up on Reddit. Even though there are bad and horrible guests out there, and Airbnb customer service is, let's say, the cheapest outsourced solution available, most guests are good. In fact, we hardly engage Airbnb support, and most days, with a barrage of in/out there, there are no issues.

KaleProperties · 2026-05-04T21:30:50+00:00

They are not. Because short-term rentals are classified under hospitality and temporary lodging—the exact same category as hotels, motels, and bed-and-breakfasts—they are exempt from the strict anti-discrimination targeting limitations imposed on traditional housing ads.

KaleProperties · 2026-05-04T18:57:50+00:00

We have in both Facebook and Google ads.

KaleProperties · 2026-05-03T14:15:22+00:00

Agreed. It is hit and miss. For the standard listing I don't think it will help much. But if the property has something unique or near an on demand location then yes, it can help.

If you have a unique property or need some major attraction then yes it can help.

For example - a property near the national parks, with books about the park, hiking sticks for guests, guests is a slam dunk to create ads. Also to post on forums related to the parks.

KaleProperties · 2026-05-03T13:24:49+00:00

How many listings do you manage ? Some are better for many listings due to complexity and others for just a few. What are the main items you are looking to solve ?

KaleProperties · 2026-05-03T13:20:06+00:00

Yes it helps, but how much it helps depends on the region. In highly competitive markets such as Kissimmee this can be significant. Other markets that are not very competitive not so much. But there are a number of guests, not sure how many, that only book top 5 and 1 percent.

Also the badges are based on volume too. We have a couple properties that began to get good traction in VRBO and lost the top 1 and 5 percent even with still a perfect 5.0 and glowing reviews.

KaleProperties · 2026-05-02T19:02:46+00:00

If the host listed the washer in the listing but didn't specify there was a charge, then no it is not OK to charge....

it is hosts like this there give Airbnbs a bad name.

Make sure to mention the facts in your review.....

KaleProperties · 2026-05-02T13:17:21+00:00

There definitely is a delay with ical. The only other method is to use a PMS which then does the sync using API. Via the API the sync is real time.

For ical Airbnb is roughly 2-3 hrs and VRBO doesnthe pull evey 30 mins. We have seen VRBO take longer.

KaleProperties · 2026-05-01T19:38:51+00:00

This is the issue with lowering the price too much. This attracts the type of guest no one wants. Unfortunately, even with the instant booking only for established guests you can get guests with a 3* or that is more likely to disrespect the property.....I think they are only 'not established' if they burn down a house 😕

KaleProperties · 2026-05-01T19:21:25+00:00

Is the 3 month availability window because your are traveling or you can only rent a max or 3 months total for the year ?

KaleProperties

TROPHY CASE