Some don'ts as an airbnb landlord...

Discussion in 'Airbnb & Short Term Letting' started by Gockie, 8th Jan, 2017.

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  1. Gockie

    Gockie Be the change you want to see in the world Premium Member

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    There are plenty of "dos"... here are a just a few big "donts"

    For rent a room style stays:
    Don't:
    * Lock your guests out of your property if they turn up at your place "late" at night (unless you tell them you will). Example, 11.30pm at night. Host does something to the lock so the guest can't enter with their key.
    * Be inappropriately dressed in public areas at home

    * Full home rentals
    Don't:
    * Drop into the property without notice (btw, I like to provide a reason. Eg. Changing sheets)

    All:
    Don't:
    * Use inappropriate language in your wifi login or password.
    * Have a filthy bathroom
     
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  2. Angel

    Angel Well-Known Member

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    Did you get locked out?
     
  3. datto

    datto Well-Known Member

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    Are budgie smugglers inappropriate?
     
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  4. Gockie

    Gockie Be the change you want to see in the world Premium Member

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    She said "I didn't think you'd come back tonight" :rolleyes:
    I tried the key several times, tried calling her phone a few times and texted her. (But she sleeps in a different room to her phone because she doesn't want the radiation near her all night so she wasn't answering). I contemplated either driving back to your place or sleeping in the car, but firstly I walked around the house, knocking on all the windows. Tried all the other accesses (laundry, living room to outside door) in case sonething was open. No luck. But when I got back to the front door she then opened the door.
    She just didn't think!

    First thing in the morning she gave me a really good apology, and admitted it was her problem (her personal habit is to leave her own keys on the inside side of the door, but then someone else can't then use that locked door to get in). Anyway all is fine, and she realises her error. If she didn't, there would have been a serious negative review which is no good for a newbie host.
    She needs either a different lock or a new habit. (And possibly give guests an alternative way to get in... maybe).
    Newbie host error... as a host, sometimes you have to modify some habits/lifestyle you never thought of before. Luckily she was able to open the door. In any case, I have to give the rest of the stay my full thumbs up. And I can recommend her as a host. And I wish her the best!
    :)
     
    Last edited: 8th Jan, 2017
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  5. Gockie

    Gockie Be the change you want to see in the world Premium Member

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    Around the house in the living room, 100% yes. In a swimming pool..... 95% yes. :p
     
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  6. Angel

    Angel Well-Known Member

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    All hosts need to do a risk management assessment for their own safety. Do they think about smoke alarms, fire exits and potential rapists. Imagine being a bnb hostess and being scared stiff of nasty guests then this isn't the best career choice.
     
  7. Gockie

    Gockie Be the change you want to see in the world Premium Member

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    I've given smoke alarms and fire exits thought to mine.... rapists... doesn't matter on mine as I don't live there. There is definitely a level of trust you need... or else people could go in and take all your valuables. This host asked to hold one of my IDs while I had one of her keys... I gave her the medicare card.

    Just another thing... I think singular female hosts tend to get the most bookings, followed by couples, then single guys. (@Depreciator may have a different story but he's not average :))

    As a single female traveller, I am comfortable with a female host. Male hosts... im not quite as comfortable with booking. And the house presentation can be less nice with a male host in any case! (There's always exceptions, but there are some truly badly presented listings out there. Why bother?)

    I think the vast majority of women do hospitality really well too, women tend to be good at relating and understanding people's needs. I'm not saying men aren't, but for your typical 20-30 yo man, it's not so much a usual trait. Women understand the need to feel secure and safe in where they stay, and i'd say a higher proportion of female households will usually try to keep a mould free and clean and tidy bathroom than a male would.

    It does take some guts to start as a female host, Ubering or Airbnbing for that matter. However I don't really hear stories in the way of inappropriate behaviour.
     
    Last edited: 9th Jan, 2017
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  8. diagnostic

    diagnostic Well-Known Member

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    I heard that using your PPOR for AirBNB will render you paying capital gains tax when you go to sell your PPOR as it is now classed as an IP by the ATO. Anyone want to confirm this? If it's true then I guess it's a "don't" if you plan on selling later?
     
  9. D.T.

    D.T. Specialist Property Manager Business Member

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    I'd say so. Earning income from asset = taxable. May want to check with one of the tax experts on the forum like @[email protected] though.
     
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  10. geoffw

    geoffw Moderator Staff Member

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    My understanding is that if you use any part of your PPOR for commercial purposes, you can claim expenses proportionally on that part of the house now, but you lose the CGT exemption for that part later (probably even if you don't claim).

    So if you claimed 10% of rates, electricity, mortgage interest etc because 10% of your house is being used for a commercial purpose then you lose 10% of the CGT when you sell.

    I'm not really sure on the finer points. But we built a granny flat on our property to let out. Even though we have been in the property for 25 years, and have only had the granny flat for three years, my understanding is that we will lose the exemption (for the granny flat as a percentage of the house block area) for the entire 25 years. I'd love to be proved wrong though!
     
  11. Paul@PFI

    [email protected] Tax Accounting + SMSF Business Member

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    Renting a home on AirBnb mean loss of some of the main residence exemption.

    The sharing economy and tax

    Bizarre its hidden under GST but principles are same and examples given. Just cruise past mention of GST.
    The CGT impact may be minimal as some reductions to CGT profit may be given for non-deductible costs and. Personal tax advice would be sensible.
     
  12. snoopy

    snoopy Active Member

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    If you rent out the full PPOR on an occasional basis there may also be an opportunity to claim this exemption if you meet the required criteria:

    Treating a dwelling as your main residence after you move out
     
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  13. Scott No Mates

    Scott No Mates Well-Known Member

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    The following rules apply (on days which don't end in 'y')
    • If they're red
    • If it's cold
    • On formal occasions
    • When attending parliament house
    • At clothing optional events
    • When driving a public bus or taxi
     
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  14. rambotrader

    rambotrader Well-Known Member

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    You sound like you are new to the business. Hosts need to decide early on if they are suited. Many aren't.
     
  15. geoffw

    geoffw Moderator Staff Member

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    @Gockie has been posting here about Airbnb since January last year. She has been in the business longer than that. She isn't new to the business.
     
  16. Starbright

    Starbright Well-Known Member

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    @rambotrader what's with all the anti Airbnb posts? Just a suggestion - why don't you start your own thread and lay everything out and what you know of it instead of us reading the same comment on 10 different posts?
     
  17. Gockie

    Gockie Be the change you want to see in the world Premium Member

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    Yes... I've probably had over 150 unique guest stays over 3 properties, started in late 2014. Better rental yields, more flexibility, can't complain!
     
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  18. rambotrader

    rambotrader Well-Known Member

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    You have a point. Just letting people know about the industry. Of course some are (currently) doing ok and will not see where this industry is heading. Good luck to those folk.
     
  19. Starbright

    Starbright Well-Known Member

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    I think people will genuinely want to know if you know something they don't. I also think most people are doing this as a boost to income rather than making their entire investment decision based on Airbnb numbers. Some do, but most aren't. As an access economy (ie, I access your spare rooms, like uber accesses spare cars), it will probably drive down prices over the long run. This applies across many industries where there is disruption and innovation, not just Airbnb.
     
  20. neK

    neK Well-Known Member

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    @Gockie How many hours a week do you think AirBNBing your place takes up?
    (Including travel time etc)