How many hosts request picture ID confirmation before check in / STR insurance

Virginia Beach, Virginia
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How many hosts request picture ID confirmation before check in / STR insurance

Paul Meyer
Contractor · Virginia Beach, VA · Member since 2021 · 82 posts · 35 votes

My STR is actually in Vermont but that doesn't even exist on BP. lol. I'm starting up again after a 10 year lapse. Exiting flipping back into rental market. My question is how many hosts or property managers request an ID before the customers checks in. I'm probably over paranoid. I have a max of 12 on my 4 bedroom in a rural spot and I got 12 adults for a 2 day stay on New Years and I requested an ID to confirm name/age. Female is not responding back with a front picture of any ID. I'm just a bit surprised but not browsing the internet on the subject. I will say my sister had a house party at her trailer but I don't know if her property manager actually requested any ID. I've got a pretty expensive remodel with furniture so I only want the right crowd. I plan to just cancel the reservation and lose the $800 profit over the stress. When I went to Puerto Rico the host requested an ID plus picture of my vaccine card and I didn't think twice and showed it. A hotel you always have to show an ID.

Other thing is insurance. I tried BP STR insurance but they wouldn't insurance my vermont mobile home. I'm having such a hard time getting insurance on a $400k property. It's scary. Anyone suggest that they will even if rates are high? Thoughts on ID's? I feel I'm going to lose business. I did put in all my channel descriptions "Host requires identity confirmation before check in".

thanks, Paul (from VA Beach)

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Sarah KensingerPro Member
Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
2y

Proper Insurance is the best out there for STR and covering party damages, but I'm not sure what they would think of a mobile home. It could be worth checking in to and then you'll have some peace of mind that any and all damages would be covered.

Another option is Waivo or Safely for guests' damage protection, and Safely does guest screening for you. You can add the per booking charge as a resort fee to each booking, then the guest is paying for the coverage not you.

[email protected]330-557-3021
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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    2y

    I have a standard message from Vrbo and Airbnb that says your reservation will be confirmed once they have sent me a copy of their DL.

    1Reply
  • Paul Meyer
    OP
    Contractor · Virginia Beach, VA · Member since 2021 · 82 posts · 35 votes
    2y

    Hey John. So do you accept instant booking and you confirm or requests then confirm with id? I use to never ask 10 years ago. My homes are more expensive now and I'm 12 hours away self managing so it's making me more cautious.

    0Reply
  • Paul Meyer
    OP
    Contractor · Virginia Beach, VA · Member since 2021 · 82 posts · 35 votes
    2y

    And how many instant paid do you cancel for not sending an ID? 

    0Reply
  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y

    Proper Insurance is the best out there for STR and covering party damages, but I'm not sure what they would think of a mobile home. It could be worth checking in to and then you'll have some peace of mind that any and all damages would be covered.

    Another option is Waivo or Safely for guests' damage protection, and Safely does guest screening for you. You can add the per booking charge as a resort fee to each booking, then the guest is paying for the coverage not you.

    [email protected]330-557-3021
    2Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    2y

    Yes on ID! Also no last minute bookings, no one under 30 and no one night stays. Never had a problem.

    1Reply
  • Paul Meyer
    OP
    Contractor · Virginia Beach, VA · Member since 2021 · 82 posts · 35 votes
    2y

    Well a presenter in VB said 2 night minimum. I use to get 1 nights a lot for two people home but I haven't gotten any and it's 400/night but I probably should keep it to 2. I just want to keep it booked.

    I think I tried Proper and they wouldn't insure. My mobile home is built better than my parents stick built home. I just don't get it.  Ill look into those other services.

    i guess I'm cancelling this 2 night booking. Sad I need the money it was a $160k Reno.

    0Reply
  • Paul Meyer
    OP
    Contractor · Virginia Beach, VA · Member since 2021 · 82 posts · 35 votes
    2y

    @Bruce Woodruff No one under 30? You must have a really hot property! lol. I think 25 is old. I think of people joining the military at 18. Mine's the basic 25 which I think if you can put down a deposit and 2 nights for like $2k you are probably responsible enough for the weekend. 

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  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    2y
    Quote from @Paul Meyer:

    @Bruce Woodruff No one under 30? You must have a really hot property! lol. I think 25 is old. I think of people joining the military at 18. Mine's the basic 25 which I think if you can put down a deposit and 2 nights for like $2k you are probably responsible enough for the weekend. 


    I would do 35 if I could. Too many potential issues with the younger crowd. I know....I'm generalizing, but.....

    1Reply
  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y
    Quote from @Paul Meyer:

    Well a presenter in VB said 2 night minimum. I use to get 1 nights a lot for two people home but I haven't gotten any and it's 400/night but I probably should keep it to 2. I just want to keep it booked.

    I think I tried Proper and they wouldn't insure. My mobile home is built better than my parents stick built home. I just don't get it.  Ill look into those other services.

    i guess I'm cancelling this 2 night booking. Sad I need the money it was a $160k Reno.

    There's also Foremost, Erie, and Steadily, although you'll need to read the fine print of Steadily policies. Many STR hosts have found in the fine print their property was not covered at all because it was a STR.

    [email protected]330-557-3021
    0Reply
  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y
    Quote from @Bruce Woodruff:
    Quote from @Paul Meyer:

    @Bruce Woodruff No one under 30? You must have a really hot property! lol. I think 25 is old. I think of people joining the military at 18. Mine's the basic 25 which I think if you can put down a deposit and 2 nights for like $2k you are probably responsible enough for the weekend. 


    I would do 35 if I could. Too many potential issues with the younger crowd. I know....I'm generalizing, but.....

    Yeah, like really?? Thank goodness hardly anyone does that because it would have knocked us out of the STR industry completely! We have 36 STR stays under our belts and in some cases left the properties in better shape than we found them since I'm a clean nut. And we still have several years to hit your age that you would like to have as the limit.
    [email protected]330-557-3021
    1Reply
  • Michael Glunk
    Real Estate Agent · Evergreen, CO · Member since 2015 · 126 posts · 73 votes
    2y

    @Paul Meyer

    If you are trying to maximize the profits of the property then, it sounds to me like you're stepping over dollars to pick up nickles. I just use the standard ID requirements in AirBnB and VRBO and don't require every guest to show an ID. Just the one booking. I have insurance through AirBnB and require guests to purchase the VRBO insurance. (Of course you can always get more insurance if you want.) Whomever books my property books it. I had one bad instance early on, but AirBnB paid me out on it, but have been clear in my messaging...have ring cameras at all entrances (and make sure this is clear in the listing) and then let my guests enjoy themselves. 

    I plan on the fact that things will happen. e.g. I just had a guest break a wine glass. They wanted to pay for it, but I said no worries. Why nickle and dime someone unless it's a big expense? I just replaced a couch that was getting worn. It's a rental, not your home. You shouldn't have any items in an STR that you care about. You may like the items. But if you would be extremely hurt if an item broke or went missing from an STR, then it shouldn't be in there.

    If you are not trying to maximize profits, then there is nothing wrong with being restrictive in your guest selection as you've outlined. But just know that you are definitely limiting (and probably severely limiting) revenue. Again, nothing wrong with either approach, its whatever works for you.

    Also, if you are stressing about it, why not find a property manager? Yes they aren't cheap, but if they can increase revenue enough to make up/exceed their fees by increasing occupancy and making you feel comfortable because they are there to ensure things run smoothly..then it sounds like a win to me!

    2Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    2y
    Quote from @Sarah Kensinger:
    Quote from @Bruce Woodruff:
    Quote from @Paul Meyer:

    @Bruce Woodruff No one under 30? You must have a really hot property! lol. I think 25 is old. I think of people joining the military at 18. Mine's the basic 25 which I think if you can put down a deposit and 2 nights for like $2k you are probably responsible enough for the weekend. 


    I would do 35 if I could. Too many potential issues with the younger crowd. I know....I'm generalizing, but.....

    Yeah, like really?? Thank goodness hardly anyone does that because it would have knocked us out of the STR industry completely! We have 36 STR stays under our belts and in some cases left the properties in better shape than we found them since I'm a clean nut. And we still have several years to hit your age that you would like to have as the limit.
    Of course if I could rely on all young guests being as good as you :-), I would amend my opinion. But it's based on my experience, not just some random bias.
    1Reply
  • Monique P.
    Member since 2023 · 88 posts · 62 votes
    2y
    Hi Paul ... I have instant book turned on for VRBO and haven't asked for a copy of DL. VRBO sends me wonderful guests for years now so it's not been an issue. The house rules i carefully selected for my listing also help protect me from problematic guests booking.

    Since you're getting back into the swing of things after taking a long break from hosting there are some things you can do to increase your chances of getting the kind of guests you want.

    Age    : I'm in agreement with Bruce on age restrictions. This has helped curb issues over the years.

    House rules    : If you list on VRBO, try to be very selective of the 3 house rules that you require on the 'Rules & policies" page. For example, a copy of DL , maximum number of people etc. If any one of those rules are broken at the time of booking, VRBO will waive the host initiated cancellation fee for you and it won't affect your ranking metrics. VRBO recently changed their policy on cancellations fees for hosts so make sure you understand how much money you would be losing. If you pick your rules carefully, you will be able to protect yourself should you ever need to get a cancellation waiver. It's not enough to put rules in your listing description it has to be in the 3 house rules portion of the listing.

    Description    : At the top of my listing when a traveler first starts to read my description, i right away welcome them and use that opportunity to share what type of guest is ideal for my property. Doing this simple tweak to my listing has really helped me capture my favorite type of guests! It helps the traveler realize if it's a good fit for them too.

    Maximum overnight guests:     Our property holds more guests than we allow to book. I prefer to manage smaller groups since i'm not close by either. It hasn't hurt my bookings. I still fill up!

    Maybe a phone to the guest will help clear the air so you don't have to cancel and incur fees? I know of a host who lives far like you and pay to have someone local they trust to greet guests within first hour of check in. It's to reassure guests someone is there should they need anything and time is used to review rules, expectations. This is all posted in advance at the time of their booking so they know they will be meeting someone. It gives him the peace of mind he needs and guests actually like it too.

    Good luck!




    0Reply
  • Paul Meyer
    OP
    Contractor · Virginia Beach, VA · Member since 2021 · 82 posts · 35 votes
    2y

    @Sarah Kensinger hey I must have tried another BP advertised carrier. The Proper immediately insured the STR mobile home for $$$$ but it's 100% covered so I just got bare minimum which is still a lot I'm happy with and now I feel better moving forward on a property I felt was just uninsureable. So thanks for the referral. @Michael Glunk I'm not trying to be too strict. I just wanted the main guest who booked it to show me ID because she booked 12 adults (max 12) and its New Years. The fact that she hasn't even replied to 2 messages tells me it COULD be a potential risk. Everyone else that has booked (and in past) doesn't have a problem communicating. I never asked for an ID check before. I'm through Hostaway and I realized they have a check in form that will collect ID so I'm hoping that moving forward might help. I ALMOST went with Evolve. Until 3 weeks into enrollment they keep telling ME I have to communicate with guests the entire time and now its my cleaners job. Yeah right for 10%. I'm still active in it. Now, Vacasa, 20% might help. I have 100% noticed if I'm not a superhost my property drops to the end of the line but I have one of the best looking properties and slowly getting interest. I only want 3-4 to manage myself. I did basic math and even on low number paying them would be around 10-20k out of my revenue and I don't think they are going to generate 20k more because of the areas/homes. I could be wrong but the way they sold it was just all the same companies I was going to use to advertise biggest difference was they were already superhosts and maybe have more leads I don't know. 

    Oh and I DO accept events. Haha. SO trust me I'm not not trying to maximize profits. I set some perimeters and rules for small events but I welcome them if I can up charge for a very small wedding or bring the film crew. I don't care, as long as they pay what I want. ;)

    0Reply
  • Paul Meyer
    OP
    Contractor · Virginia Beach, VA · Member since 2021 · 82 posts · 35 votes
    2y

    @Monique P. Yes I'm super upfront about ID in description and rules and instant booking. Like I said I use to never ask. But I had an old cheap night house now I have expensive luxury houses. I liked what you said about the type of customer you want to attract could you post one of your lists or message it to me to see how you wrote your description? I'm still shaping mine. Now since I have a mega insurance STR plan I don't even care. Its covered now if they burn down the house. I was so anxious because I didn't have any insurance. I might now just buy the wavio plan thing or add into hosting fee so at least 1000-1500 would definitely be covered. I do have a refundable $1000 direct damage deposit collected through all services. I might even take that off now since I have real insurance.

    Anyway for everyone here - I just called the person directly and she answered her phone. She said she hadn't gotten to it. I don't even care at this point. She answered it. She sounded normal. I told her I just wanted to confirm it by phone and I'm collecting that $800. lol. For my first month after a long gap I'm bring in almost 12k in revenue. Not bad for a luxury mobile home hahaha

    1Reply
  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    2y

    Hey @Paul Meyer, I just rely on AirBNB and VRBO ID for our stays. We have a 3 day stay minimum and 25 or older.

    Our house is pretty rural on Lake Coeur d'Alene so we don't want a one or 2 day stay.

    I think you are overthinking things a bit. You might get a party for the 2 days.

    Glad you got a hold of them. I think it will be just fine. Report back after the stay.

    0Reply
  • Michael Glunk
    Real Estate Agent · Evergreen, CO · Member since 2015 · 126 posts · 73 votes
    2y

    @Paul Meyer Makes sense. And yes I agree that Evolve isn't worth it. Good luck!

    0Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    2y

    We have been hit with fraud with direct bookings and even some of the platforms like VRBO and Marriott.  We require ID verification currently for all bookings except Airbnb as our  settings make sure they are already verified with Airbnb.  Also, I will send you a link for my insurance contact, they have been great for me in FL but not sure about Vermont.  Good luck!

    [email protected]813-563-0877
    Vacation Rentals of Florida53 Reviews
    WebsiteView Page
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  • Michael SmytheBusiness Member
    Real Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votes
    2y

    After a guest stole out TV's and filed a claim on their credit card payment - and VRBO did NOTHING to assist us, we checked out what Airbnb would have done. 

    We weren't happy with Airbnb response and attitude, so ever since, we've 100% required copy of ID and signing of a mini-lease for our STR guests.

    Almost zero pushback.

    Logical Property Management4.9455 Reviews
    WebsiteView Page
    0Reply
  • Henry T.
    Member since 2022 · 1k+ posts · 1k+ votes
    2y
    Quote from @Bruce Woodruff:

    Yes on ID! Also no last minute bookings, no one under 30 and no one night stays. Never had a problem.


     There ya go! No ID, no entry.

    0Reply
  • Chris I.
    Gilbert, AZ · Member since 2018 · 93 posts · 42 votes
    2y

    I always get a photo of their ID, I've only had one person push back in 3 years.  I reminded them they couldn't check into a hotel without an ID... they agreed and provided it lol

    0Reply
  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y
    Quote from @Paul Meyer:

    @Sarah Kensinger hey I must have tried another BP advertised carrier. The Proper immediately insured the STR mobile home for $$$$ but it's 100% covered so I just got bare minimum which is still a lot I'm happy with and now I feel better moving forward on a property I felt was just uninsureable. So thanks for the referral.

    That makes me so happy, glad it worked out! I would also be rather concerned about your New Years booking, especially if you still haven't received an ID. You could send a polite, professional reminder...ChatGPT is great for wording...just to see if maybe they forgot to send the photo to you. I would get Minut in the property before a booking with 12 adults.....Might be something to consider getting.

    [email protected]330-557-3021
    0Reply
  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y
    Quote from @Bruce Woodruff:
    Quote from @Sarah Kensinger:
    Quote from @Bruce Woodruff:
    Quote from @Paul Meyer:

    @Bruce Woodruff No one under 30? You must have a really hot property! lol. I think 25 is old. I think of people joining the military at 18. Mine's the basic 25 which I think if you can put down a deposit and 2 nights for like $2k you are probably responsible enough for the weekend. 


    I would do 35 if I could. Too many potential issues with the younger crowd. I know....I'm generalizing, but.....

    Yeah, like really?? Thank goodness hardly anyone does that because it would have knocked us out of the STR industry completely! We have 36 STR stays under our belts and in some cases left the properties in better shape than we found them since I'm a clean nut. And we still have several years to hit your age that you would like to have as the limit.
    Of course if I could rely on all young guests being as good as you :-), I would amend my opinion. But it's based on my experience, not just some random bias.
    Try tailoring your property to a certain guest avatar that fits you and the property, that helps ALOT. Then make sure your prices are a notch above what a troublemaker would pay. Might help the situation out. 
    [email protected]330-557-3021
    0Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    2y
    Quote from @Sarah Kensinger:
    Quote from @Bruce Woodruff:
    Quote from @Sarah Kensinger:
    Quote from @Bruce Woodruff:
    Quote from @Paul Meyer:

    @Bruce Woodruff No one under 30? You must have a really hot property! lol. I think 25 is old. I think of people joining the military at 18. Mine's the basic 25 which I think if you can put down a deposit and 2 nights for like $2k you are probably responsible enough for the weekend. 


    I would do 35 if I could. Too many potential issues with the younger crowd. I know....I'm generalizing, but.....

    Yeah, like really?? Thank goodness hardly anyone does that because it would have knocked us out of the STR industry completely! We have 36 STR stays under our belts and in some cases left the properties in better shape than we found them since I'm a clean nut. And we still have several years to hit your age that you would like to have as the limit.
    Of course if I could rely on all young guests being as good as you :-), I would amend my opinion. But it's based on my experience, not just some random bias.
    Try tailoring your property to a certain guest avatar that fits you and the property, that helps ALOT. Then make sure your prices are a notch above what a troublemaker would pay. Might help the situation out. 

    No, I never had a single problem. Partially because of the age limit, but also, no last minute bookings, no short stays, etc.....

    0Reply
  • Sarah KensingerPro Member
    Real Estate Consultant · OH · Member since 2023 · 2k+ posts · 1k+ votes
    2y
    Quote from @Bruce Woodruff:
    Quote from @Sarah Kensinger:
    Quote from @Bruce Woodruff:
    Quote from @Sarah Kensinger:
    Quote from @Bruce Woodruff:
    Quote from @Paul Meyer:

    @Bruce Woodruff No one under 30? You must have a really hot property! lol. I think 25 is old. I think of people joining the military at 18. Mine's the basic 25 which I think if you can put down a deposit and 2 nights for like $2k you are probably responsible enough for the weekend. 


    I would do 35 if I could. Too many potential issues with the younger crowd. I know....I'm generalizing, but.....

    Yeah, like really?? Thank goodness hardly anyone does that because it would have knocked us out of the STR industry completely! We have 36 STR stays under our belts and in some cases left the properties in better shape than we found them since I'm a clean nut. And we still have several years to hit your age that you would like to have as the limit.
    Of course if I could rely on all young guests being as good as you :-), I would amend my opinion. But it's based on my experience, not just some random bias.
    Try tailoring your property to a certain guest avatar that fits you and the property, that helps ALOT. Then make sure your prices are a notch above what a troublemaker would pay. Might help the situation out. 

    No, I never had a single problem. Partially because of the age limit, but also, no last minute bookings, no short stays, etc.....

    Oh sorry, since you said you know from experience and not a random bias, I thought you had.
    [email protected]330-557-3021
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