Not sure how many are already on the single service fee but it looks like Airbnb is forcing everyone to that methodology if you are API integrated. See here for details: https://www.airbnb.com/resources/hosting-homes/a/simplifying-airbnb-service-fees-746
Knowing that it is coming. what is everyone doing to handle it?
I don't yet see much discussion yet as I just received the email but interested to hear how everyone is going to handle it.
I would also like to figure out how to keep my direct pricing lower. I currently have one price through PriceLabs; now If I have to mark it up for ABB; how do we enable it to be lower for VRBO, direct bookings, and GOOGLE?
Per channel price adjustment, but not clear how it will affect the fee paid to PriceLabs or beyond since it inflates the rental amount.
How are we going to be able to compete with non-PMS listings now? Airbnb first shows the listing price BEFORE fees and taxes. But with this change, our 'increased' price will be put next to a non-increased price from a listing with the old fee structure so we will ALWAYS look more expensive in comparison even if we aren't!!! Or am I not getting this?
Thank you; where do you find this?
I don't think so, because of changes in California law now all prices are usually displayed as "final price".
A $100+ fees listing was shown for $115
Now you will have to add 15% to your listing, so your $100 will still show as $115.
This is a blatant attempt to get the host to pay Airbnb rather than the guest. Our rates are going to look higher than everyone else's after we add the surcharge :(
Per channel price adjustment, but not clear how it will affect the fee paid to PriceLabs or beyond since it inflates the rental amount.
Why would it affect pricelabs fee? I use PL, and it is per property per month, independent of booking amounts.
Per channel price adjustment, but not clear how it will affect the fee paid to PriceLabs or beyond since it inflates the rental amount.
Why would it affect pricelabs fee? I use PL, and it is per property per month, independent of booking amounts.
I use Beyond it their fees are based on a percentage of the booking calculation. I assumed PriceLabs did the same.
Are existing reservations that are either already made, or made before the October deadline, going to be affected by this fee structure change?
Also: Why are we (users of PM software) being penalized with this new structure? If it is an effort on the part of ABB to streamline, why not apply it to all users?
Maybe contact Beyond and ask them to make sure that you (and everyone else in the same situation) are commissioned on the net amount sent to you by Air.
Also: Why are we (users of PM software) being penalized with this new structure? If it is an effort on the part of ABB to streamline, why not apply it to all users?
Heard that it will be rolled out to all users in Dec.
Gotcha
The fine print is always fun:
- Airbnb collects an additional 2% service fee on all bookings of listings with a SuperStrict cancellation policy (under either fee option above).
Anyone knew about that? Those of us being "super strict" and expecting the guest to be insure their own vacation are charged a higher fee in this new "feature".
Maybe contact Beyond and ask them to make sure that you (and everyone else in the same situation) are commissioned on the net amount sent to you by Air.
I reached out to Beyond and they said it depends on how OwnerRez presents the information to them via the API.
The fine print is always fun:
- Airbnb collects an additional 2% service fee on all bookings of listings with a SuperStrict cancellation policy (under either fee option above).
Anyone knew about that? Those of us being "super strict" and expecting the guest to be insure their own vacation are charged a higher fee in this new "feature".
Sounds like Airbnb wants to take no risk and just act like a bank at this point. I am not even sure if I am on Strict or SuperStrict, it isn't clear.
I am not happy about making it appear I am collecting a larger fee. If I provide a nightly discount I am also eating part of the AirBnB fee. I had the idea of not changing my rates, but what if I added a surcharge labelled "AirBnB booking fee" (or something similar) of 15.5%? Will that work? Thoughts?
crap this is going to mess up the RENT amount
currently direct bookings I pay credit card processing and airbnb bookings I pay the host fee etc
I pay my owners Rent less my commissions so if I add a rate adjustment owners will think they are getting more rent but actually that's me adjusting the rate to cover the host fees?
Now I'm going to have to back out the rate adjustment manually so that owners see the real RENT amount
Is there a way you can create a Rate Adjustment to %of Rent and Surcharges?
That way we as the host can account for it the way we want? I don't want to have to charge my owners the host fees you know what I mean
Whoa! I did not see this! Where did you find this?? I def have changed my policy after too many last minute cancellations this year and significant loss of income. My home is too large and our guests book too far out for us to have anything but the strictest cancellations (I'd prefer stricter than what Airbnb allows)!
Shannon, THANK you for this! I was trying to figure this out myself and explain it to my partner Dave....now he gets it after looking at your tables. If we do not raise our rates appropriately (not just 15.5%), we eat the percentage that ABB plans to take from charging us for surcharges such as cleaning, etc. For those of us who have them deduct and pay taxes, that seems like it will also be part of their formula and therefore we will need to increase our rates by that % as well? Very sneaky! The amounts are, more or less, minimal, but that adds up over time. Glad you caught this and joined the thread.
For anyone else watching the thread:
I was confirmed by Orez today (after they also confirmed with ABB today) that any existing reservations made prior to the October deadline for arrival dates AFTER the deadline will remain on the percentages existing at the time of reservation: If someone books on October 15 for December 20-27 under the split model, that is how ABB will take their percentage, not under the new single model. I was relieved as we already have resy's for after that deadline and it would be so unprofessional to have to go back and ask those guests for more $ to cover our behinds or lose our profit. Ridiculous on all levels.
