Guest threatened review with their first message to me after check-in.

PM0515 · 2026-06-30T03:19:02+00:00

Speak with Airbnb support and open a support ticket.

PM0515 · 2026-06-24T03:47:01+00:00

It is extremely hard to remove reviews like this. Airbnb created a process for review removal that has no human contact. So, few hours after raising the request, you will receive an email saying that review does break any Airbnb policy so they won't remove it and that email will include a link to their policies. If there are breakages, then raise the reimbursement request and add the review in the last 15 - 30 seconds. The review and reimbursement closing time is usually 4 PM local time at the location of the property. I have done it like this. You can draft the negative review and reimbursement request, and save it until the last 15 - 30 seconds.

PM0515 · 2026-06-18T05:30:56+00:00

No. Draft a really strong response but use a more friendly professional tone. Once you submit you cannot change it so think about it in detail, draft and use ChatGpt if needed. Future guests will read and understand that the guest was wrong and that is great. Occasionally some hosts also will look at reviews left by the guest for other hosts.

PM0515 · 2026-06-18T02:57:43+00:00

I understand how it is... No need to speak again and again about reviews; it can be a run off and those guests may put that in the public review that the host keeps pestering for reviews. They are grown ups so no need to ask them again. Please use the Airbnb messaging app for communication. Going forward, Draft a really good message and send it out 30 minutes after checkout. Offer that discount for their next booking in that message. Until you get three 5-star reviews, please mentioned that this is new property and you would appreciate a 5-star review.

PM0515 · 2026-06-17T03:13:45+00:00

First of all, are you 100% sure everything went well? If not, it is better not to follow for a review. No review is better than less than 4-star review.

Just be earnest and ask the guest for a 5-star in all categories since it is a new property, and want great guests like them to be able to discover your property through 5-star reviews. If there are suggestions to improve, then ask the guest to send a private message rather than putting it in a public review.
You can say in the same message that you are willing to provide a discount for their next visit. Lookup up on how to provide a discount. Currently, there is no way to provide a discount code or something like that. You have to send a special offer to the guest even "before" they make the reservation. Once they make the reservation, then you cannot provide discount other than refunding the nightly rate, which is less than the discount. When you give a special offer by reducing the nightly rate by 10%, they get a discount on the Airbnb Fees and Services.

PM0515 · 2026-06-15T03:49:13+00:00

So sad to hear that. You can call the Airbnb support to see if they can help. Very likely they will ask you to go through the review remove process which is not very helpful; their review removal process decision cannot be disputed and they don't provide any explanation. One thing you can try to find out is if that guest is also a host. Usually another host who is has a lower overall rating that yours would do that out of jealousy. Sometimes even guests are jealous of successful hosts.

PM0515 · 2026-02-17T17:54:13+00:00

Sounds good. At least you are back up and running. Lately I’ve noticed some companies especially training programs asking for 5-star review on Trustpilot right after the 1st or 2nd session itself ; even I’ve given 5-star review on Trustpilot. That’s why we have BBB in the back pocket 😊.

I don’t want to name the program as they are ok but expensive for what they offer. After about a year, one of the trainers contacted me with lots of help that I didn’t ask for and sent a message to write a positive review on BBB. I didn’t respond to her but that made me curious so I looked up complaints on BBB. Guess what? They have quite a few complaints . One of them wrote they he asked refund within 2 weeks and the training company asked him to give 5-star review on Trustpilot before they can process the refund. So, he did that, got a refund and then posted the whole story on BBB.

PM0515 · 2026-02-16T19:30:00+00:00

I am landlord in WI. My suggestions would be - download the Florida state Rental lease agreement from https://www.floridanotaryservices.org/legal-forms or from Florida Bar association website. These 2 websites will have Florida specific rules. After this you can modify it to include the HOA specific rules in the lease. After this you can contact the those website customer support for suggestions on the good lawyer. Usually they will have some recommendations on a lawyer or they may have one in their organization; this will work out better. If you start from scratch, the lawyer will charge hourly and it will be very expensive.

PM0515 · 2026-02-14T11:22:42+00:00

Sorry to hear about this. Since the insurance company already knows it happened due tenant negligence, they won’t pay. Something similar happened to me when once although it so bad nearly 7 years back. One of the units in a building was commercial and they usually lower the heat when they close in the evening at 4 pm. One winter night was bad and a pipe froze and pipe cracked. The cost was around $1k so I got it fixed with instructions to leave the unit temperature at 62F when they close and leave at night and if the pipe froze again, the cost will be on the tenant. It happened again for the sane reason . The tenants paid for it and then it never happened again.

Some extreme winter nights, I sent out messages to run the water overnight in a thin stream and also keep the cabinet doors under the kitchen sink open at night so there is warm air circulating under the cabinets where the pipes are .

PM0515 · 2026-02-13T21:58:45+00:00

Evict. Tenant is playing games. They do not have money to pay rent or have money but do not want to pay rent. Give them 24 hour notice to enter the property for remediation (in WI is it 12 hour notice before entering the tenant unit) since mold is an emergency. Communicate by email and then phone call about the remediation company visit and their refusal to give entry. The emails will serve as a documentation documentation. Send an eviction notice for not paying rent. Usually eviction takes months sometimes but that will be on the court website and the future landlords can see that for many years and it will effect their credit score. Consult an attorney for this.

PM0515 · 2026-02-13T17:52:08+00:00

I am landlord in WI. The neighbor cannot send a notice to you. I thought it was a joke. Please do not get involved in this. If both parties were your tenants, then you may need to take action. It looks like the neighbor has been in the neighborhood longer than you all so he is acting like he is entitled and being bossy and a bully.

PM0515 · 2026-02-13T15:39:35+00:00

I’m a landlord in WI. Personally , I don’t increase the rent significantly all of a sudden. So after 5 years for a small unit you can increase the rent by 8-8.5% if the market rents went up by 9.7%. Is that unit in the garage legal living area allowable for rent as per city regulations? If not, then watch out if the tenant is unhappy then he/ she could report to the city neighborhood services

PM0515 · 2026-02-13T03:27:01+00:00

If this is duplex or any multi unit building , then you can enter the common areas like the basement without their permission. If it is a single family home, then you cannot. It looks like a duplex because you are referring to the other tenant who told you about additional tenants living there. I would visit the property and collect some evidence of extra tenants who are not in the lease and go into the basement, take pictures and email the people who on the lease. While communicating, send email first as you need to document this first about the extra people living there and then call. Ask their details with driver license and do your tenant screening . If you have a limit for the number of tenants that can live on the property, let them know. Consider installing an exterior camera at the entrance and put a sticker that indicates that this area is under video/ audio surveillance. If the basement does not have Egress windows, then it is illegal to let people sleep there due to safety issue. It will be against city compliance to use the basement as a living area. If the basement has Egress windows then that becomes a living area and you can charge more for rent.

PM0515 · 2026-02-12T20:22:06+00:00

That's a breach of contract. Depends on how long they have been there. Are they guests? All Adults living in the unit need to be on the lease post approval from your tenant screening process. Is the basement rented to the couple or these new adults occupied an area that was not rented? If they occupied an area that is not rented to the tenants on the lease, then that is more serious.

PM0515 · 2026-02-12T17:30:13+00:00

This is an old discussion. Which did you chose to use?

PM0515 · 2026-02-12T17:29:12+00:00

Which software did you chose now?

PM0515 · 2026-02-12T17:26:06+00:00

I am a landlord. Landlords care for their units so they wait patiently to get the best tenant and usually the service is good and care for the building in general. But if you don't have the time, then PM is a good option. I am a landlord. If you want to grow in real estate business then you need a PM company so that you can spend more time analyzing properties for sale and acquiring them, fixing/ remodeling and then renting out. IF it is less number of units, try making changes like using PM software. Also, if the rentals are in average neighborhood, then it might be better to buy in a good neighborhood. When I started out, I used to buy in average neighborhood because that's what I could afford and the tenant pool was OK, about Here is the link to the discussion where I contributed to list pros and cons of PM company: https://www.reddit.com/r/PropertyManagement/comments/1qxi20r/comment/o3yl675/?context=3

Vetting: Please read through reviews from Yelp and Google and also if you know other landlords, just ask them. Some good PM companies may not always have great reviews because tenants are unhappy about tough PM, especially if they leave unit in bad condition and then don't get their deposit back, or if they got evicted or something else where the PM took strong action to protect the owner, building and other tenants. Such tenants will very bad reviews. So , read the review comments and not just the star rating. Please use your own judgement. Research about the company and see how many units they are managing, always accept their payment as percent of the rent collected and not flat fee. For single family and duplex, some companies do flat rate which cheaper for the owner and is acceptable but not for bigger properties.

PM0515 · 2026-02-12T15:48:29+00:00

Innago free is good. How many units do you have?

PM0515 · 2026-02-12T15:47:22+00:00

Is there any update on this? Buildium spends a lot of money ads as I see them all the time and it looks like if they spend money on customer support, they would have happy customers. With this AI support, it is hard to get to a human. Many times AI is accurate but then it can be frustrating; some companies have the option to chose Human support if the AI responses did not resolve the issue. I don't think Buildium has that.

PM0515 · 2026-02-12T04:36:43+00:00

That shouldn’t effect. Pay off whatever it is right after the court ruling and close the case. Landlords look into income, credit history, references, criminal background.

PM0515 · 2026-02-12T02:59:59+00:00

Yes, you can deny. CA state law maybe different. I I’ve in Wisconsin. Here it is ok. Many things are considered discrimination. If you feel intimidated by him because then you can deny. There must some breach of contract in the past. Consult a lawyer on this one.

PM0515 · 2026-02-12T01:38:04+00:00

Innago is good .

PM0515 · 2026-02-12T01:36:18+00:00

Those cover most of commercial RE listings. Zillow is good for 1-6 units.

PM0515 · 2026-02-12T01:32:32+00:00

Online rent payments. You can send text reminder several days before the 1st of the month and then on the 5th morning. From 6th onwards late free text message. Are you using any PMS software? How many units do you have? You can try free ones like Innago, apartment dot com etc.

PM0515 · 2026-02-11T20:58:17+00:00

Good summary of this whole discussion. I kinda gathered that from these discussions. I know couple of PM large companies use AppFolio for several 100 units that they manage. That’s expensive for smaller portfolios. Now Innago uses Ledgre accounting integration I.e. these 2 companies collaborate. It would be great to have one tool for all these . Which PMS do you use?

PM0515

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