Airbnb's Fee Policy Change (5/10/2025)

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Airbnb's Fee Policy Change (5/10/2025)

Matt Mertz
Leander TX · Member since 2020 · 179 posts · 150 votes

Just got an email from Airbnb and everything looked fine until I got here:

"Security deposits can no longer be collected, with limited exceptions."

Ouch.  We use security deposits for peace of mind because when we started, Aircover denied us on deliberate damage by the second guest we hosted.  Not a great starting experience.  

Today, we don't even care if a guest has no reviews because the deposit is there.  We believe it enforces mindfulness from the guest and it's been great for us.  Guess we'll need to figure something else out.

The rest of the changes:

  • Mandatory fees that guests need to pay, such as utilities, pet fees, and resort fees, must be included in the nightly price or “Additional Charges” in your calendar’s price settings.
  • Any mandatory fees not included in a listing’s total price at checkout are no longer allowed.
  • Optional add-ons, like paid parking, can be offered to guests but must be stated in listing description or house rules and processed through the Resolution Center.
  • Any reservation changes, such as dates or number of guests, must be made directly to the booking by selecting “Change reservation” in the reservations details page.
  • Security deposits can no longer be collected, with limited exceptions. To address damage or accidents that happen during a stay, Airbnb offers top-to-bottom protection through AirCover For Hosts.
  • Payments for all fees must be processed through Airbnb with limited exceptions.
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Josh SedivyBusiness Member
St. Louis, MO · Member since 2024 · 134 posts · 55 votes
1y

Thanks for sharing this. Airbnb’s decision to restrict the collection of security deposits is a significant change, especially for hosts like you who have relied on it for peace of mind. It can be challenging when the platform makes changes that feel like they limit your control. However, it’s clear that you’re an experienced and thoughtful host, and with a few proactive adjustments, you can still put strong safeguards in place.
We usually use Safely, which might help you too, as it provides additional protection beyond Airbnb’s coverage. Also, vetting guests thoroughly before accepting bookings can add an extra layer of security.

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  • Josh SedivyBusiness Member
    St. Louis, MO · Member since 2024 · 134 posts · 55 votes
    1y

    Thanks for sharing this. Airbnb’s decision to restrict the collection of security deposits is a significant change, especially for hosts like you who have relied on it for peace of mind. It can be challenging when the platform makes changes that feel like they limit your control. However, it’s clear that you’re an experienced and thoughtful host, and with a few proactive adjustments, you can still put strong safeguards in place.
    We usually use Safely, which might help you too, as it provides additional protection beyond Airbnb’s coverage. Also, vetting guests thoroughly before accepting bookings can add an extra layer of security.

    [email protected]833-345-5224
    ABODEbucks4.5148 Reviews
    WebsiteView Page
    2Reply
  • Trent Reeve
    Atlanta · Member since 2022 · 706 posts · 634 votes
    1y

    my problem will be the mandatory fee that our complex charges, separately from us, for car registration and for pets. I dont know how that will work with the resolution center

    0Reply
    • Patricia Andriolo-Bull
      Member since 2022 · 527 posts · 413 votes
      1y
      Quote from @Trent Reeve:

      my problem will be the mandatory fee that our complex charges, separately from us, for car registration and for pets. I dont know how that will work with the resolution center


       I'm dealing with this now also.  I'm trying to get our association to charge me and I just include it in my rates but it's been a no go so far.

      0Reply
    • Jeremy Jareckyj
      Real Estate Agent · Salt Lake City, UT · Member since 2020 · 490 posts · 205 votes
      1y
      Quote from @Trent Reeve:

      my problem will be the mandatory fee that our complex charges, separately from us, for car registration and for pets. I dont know how that will work with the resolution center


       Agreed. I do a lot of pet fees through the resolution center... 

      Ultimately I feel airbnb is also doign this so they can ensure they collect all the taxes and their fees on literally every payment. as every host knows.. the resolution charges didn't have the airbnb fees

      1Reply
    • Jon Martin
      Member since 2022 · 1k+ posts · 1k+ votes
      1y
      Quote from @Jeremy Jareckyj:
      Quote from @Trent Reeve:

      my problem will be the mandatory fee that our complex charges, separately from us, for car registration and for pets. I dont know how that will work with the resolution center


       Agreed. I do a lot of pet fees through the resolution center... 

      Ultimately I feel airbnb is also doign this so they can ensure they collect all the taxes and their fees on literally every payment. as every host knows.. the resolution charges didn't have the airbnb fees


       That and they are taking lots of heat for fees. When it shows one price per night and then another at checkout once everything is added in, it leaves a bad taste, and then people complain about it endlessly on the socials 

      0Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    1y
    Quote from @Matt Mertz:

    Just got an email from Airbnb and everything looked fine until I got here:

    "Security deposits can no longer be collected, with limited exceptions."

    Ouch.  We use security deposits for peace of mind because when we started, Aircover denied us on deliberate damage by the second guest we hosted.  Not a great starting experience.  

    Today, we don't even care if a guest has no reviews because the deposit is there.  We believe it enforces mindfulness from the guest and it's been great for us.  Guess we'll need to figure something else out.

    The rest of the changes:

    • Mandatory fees that guests need to pay, such as utilities, pet fees, and resort fees, must be included in the nightly price or “Additional Charges” in your calendar’s price settings.
    • Any mandatory fees not included in a listing’s total price at checkout are no longer allowed.
    • Optional add-ons, like paid parking, can be offered to guests but must be stated in listing description or house rules and processed through the Resolution Center.
    • Any reservation changes, such as dates or number of guests, must be made directly to the booking by selecting “Change reservation” in the reservations details page.
    • Security deposits can no longer be collected, with limited exceptions. To address damage or accidents that happen during a stay, Airbnb offers top-to-bottom protection through AirCover For Hosts.
    • Payments for all fees must be processed through Airbnb with limited exceptions.

     I got the same email today.

    0Reply
  • Mike GrudzienPro Member
    Lender · Eugene, OR · Member since 2019 · 2k+ posts · 1k+ votes
    1y

    Got it also.

    0Reply
  • Jon Martin
    Member since 2022 · 1k+ posts · 1k+ votes
    1y

    How would pet fees be reflected in the daily rate if not everyone is bringing a pet?

    0Reply
    • Lauren Kormylo
      Rental Property Investor · Phoenix, AZ and Rehoboth Beach DE · Member since 2019 · 1k+ posts · 1k+ votes
      1y
      Quote from @Jon Martin:

      How would pet fees be reflected in the daily rate if not everyone is bringing a pet?

      If a guest checks the box for bringing a pet, that fee will be incorporated in the nightly rate the guest sees.  It won’t be a separate line item fee. 

      1Reply
  • Matt Mertz
    OP
    Leander TX · Member since 2020 · 179 posts · 150 votes
    1y

    One of our common charges is shipping and handling of items mailed back to guests.  But those are variable based on postage, so hopefully Airbnb won't have a problem with an open-ended amount in the "optional add-ons" in our listing.

    We'll have to go through a list of every odd charge we ever made and make sure it's represented as an optional add-on.

    Regarding security deposits, our contingency plan was to offer a guest insurance add-on through our PMS (OwnerRez).  But that won't work either since that payment isn't handled through Airbnb's resolution center.

    0Reply
    • Patricia Andriolo-Bull
      Member since 2022 · 527 posts · 413 votes
      1y
      Quote from @Matt Mertz:

      One of our common charges is shipping and handling of items mailed back to guests.  But those are variable based on postage, so hopefully Airbnb won't have a problem with an open-ended amount in the "optional add-ons" in our listing.

      We'll have to go through a list of every odd charge we ever made and make sure it's represented as an optional add-on.

      Regarding security deposits, our contingency plan was to offer a guest insurance add-on through our PMS (OwnerRez).  But that won't work either since that payment isn't handled through Airbnb's resolution center.


       I use OwnerRez and use the insurance add on.  I have it under surcharge which is passed onto the guest although Airbnb includes it in the nightly rate rather than as a separate charge.  I use the category of Management and the description is Damage Protection.

      On a separate note, regarding my other comment, I reread what Airbnb sent.  So in the case of parking, which is charged onsite by another entity, it sounds like they want us to add it as a fee through airbnb resolution center after the fact?  Seriously?  We also have very serious fines for turtle season infractions ($750 per night).  I have notices in my property stating that if they neglect to turn off exterior lights during turtle season, I pass those fines on to guests.  I imagine others due this also with noise ordinances or other infractions, no?

      1Reply
    • Jon Martin
      Member since 2022 · 1k+ posts · 1k+ votes
      1y
      Quote from @Patricia Andriolo-Bull:
      Yikes, maybe invest in some kind of smart timer or power switch that you control remotely?
      1Reply
    • Patricia Andriolo-Bull
      Member since 2022 · 527 posts · 413 votes
      1y
      Quote from @Jon Martin:
      Quote from @Patricia Andriolo-Bull:
      Yikes, maybe invest in some kind of smart timer or power switch that you control remotely?
      Unfortunately it’s inside lights also! The shades need to be shut. I’m 5 years I’ve had no issues but I think it’s all the signage of the fines. 
      0Reply
  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    1y

    Never been a fan of Airbnb. I'm glad we aren't on that platform.

    [email protected]806-672-7102
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    0Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    1y

    This hurts our ability to not have a "standard" pet fee.  I do have a baseline fee but have made concessions in the past.

    [email protected]813-563-0877
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  • Sameul Ahsan
    Real Estate Agent · Worcester, MA · Member since 2024 · 107 posts · 45 votes
    1y

    Yeah, that security deposit change is a tough one. We’ve had similar peace of mind from it too, especially with newer guests. Now we’re leaning more on documentation, guest screening, and clear house rules. Also making sure cleaners send photos every turn so we can still file damage claims quickly through AirCover. Not ideal, but gotta adapt.

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

    Good golly, ridiculous.

    0Reply
  • Yitzchok Carmen
    Member since 2018 · 88 posts · 55 votes
    1y
    Quote from @Matt Mertz:

    Just got an email from Airbnb and everything looked fine until I got here:

    "Security deposits can no longer be collected, with limited exceptions."

    Ouch.  We use security deposits for peace of mind because when we started, Aircover denied us on deliberate damage by the second guest we hosted.  Not a great starting experience.  

    Today, we don't even care if a guest has no reviews because the deposit is there.  We believe it enforces mindfulness from the guest and it's been great for us.  Guess we'll need to figure something else out.

    The rest of the changes:

    • Mandatory fees that guests need to pay, such as utilities, pet fees, and resort fees, must be included in the nightly price or “Additional Charges” in your calendar’s price settings.
    • Any mandatory fees not included in a listing’s total price at checkout are no longer allowed.
    • Optional add-ons, like paid parking, can be offered to guests but must be stated in listing description or house rules and processed through the Resolution Center.
    • Any reservation changes, such as dates or number of guests, must be made directly to the booking by selecting “Change reservation” in the reservations details page.
    • Security deposits can no longer be collected, with limited exceptions. To address damage or accidents that happen during a stay, Airbnb offers top-to-bottom protection through AirCover For Hosts.
    • Payments for all fees must be processed through Airbnb with limited exceptions.

     Honestly I think this is a bit overrated. I have hosted thousands of guests since 2019 and never needed to charge a guest for anything that i thought was unreasonable wear and tear except one time when a guest broke a pool table. I filed through Airbnb insurance and got approved for approx $800. Not the full value but I felt it was fair. On Vrbo we have never charged a deposit as we felt that would scare off guests from booking. Never had any issues. Recently we did start with the min security insurance Vrbo offers bit have never once made a claim.

    Almost always when I have asked a guest to pay for things like late check out through the airbnb resolution center I have gotten paid. 

    Now noise ordinances etc that may be a dif story, I can see where this would hurt potentially. Although I dont see why you cant just leave the warning about the fines, a guest wont know if theres real teeth in that or not, no? 

    0Reply
  • Matt Mertz
    OP
    Leander TX · Member since 2020 · 179 posts · 150 votes
    1y

    Thanks for the info @Yitzchok Carmen.

    Honestly there's a few factors that make security deposits good for us:

    1. When we started, the second guest we had deliberately scratched and ruined all the pots and pans in the cabin.  Airbnb denied the claim and said it was normal wear.  That was a very disappointing and eye opening start with Aircover.

    2. We custom built the house.  Lots of love and time went into it so we're protective.

    3. We don't have to sweat guests with no reviews.  My answer to my wife is always, "We have a security deposit."

    4. I think people tend to behave when they know there's a deposit on the line.

    What you're saying is encouraging, and I hope the trade off to removing our security deposit will be more bookings.  Perhaps some people are scared off by it.  But then you wonder why are they scared off by it?  Anyways, we'll continue to adapt and I appreciate your perspective.

    0Reply
  • Alex F.
    Investor · Plymouth, MN · Member since 2020 · 157 posts · 102 votes
    1y

    This has been a hot topic on facebook and other forums.  

    -Pet fee and other addons fees need to be collected via the resolution center and not outside of the platform.

    -Damage deposits are no longer allowed unless you use a 3rd party channel manager -- Hostfully/Guesity/Hostaway, etc. 

    So, for those asking about the damage deposit, if you use a third party such as Safetly with a channel manager, you should be okay.

    0Reply
  • Tyler Divin
    Property Manager · Chattanooga, TN · Member since 2018 · 175 posts · 134 votes
    1y

    We generally feel like this is a positive.  I think the additional fee game has gone to far in favor of the host/property managers and away from the guest.  I don't think guests should have to go through two checkout processes to book.  I also suspect security deposit abuse is rampant.  We stayed in an Airbnb a year or so ago and were sent a security deposit fee schedule as part of our guest messaging...stained towel $20, broken glass $8, broken mug $6, scratch on floor $50, etc.  We felt like we were walking on eggshells and couldn't wait to check out and get our hostage money back.  We look to the premium brand hotels as guidance.  When I check into a Hilton or Marriot brand hotel we never feel this way.  If we arrive an hour early and the room is ready they let us go up.  There may be a security deposit but we never feel like it's at risk.  At some point hosts need to understand they're in the hospitality business.  The returns reflect the risk.

    2Reply
    • Patricia Andriolo-Bull
      Member since 2022 · 527 posts · 413 votes
      1y
      Quote from @Tyler Divin:

      We generally feel like this is a positive.  I think the additional fee game has gone to far in favor of the host/property managers and away from the guest.  I don't think guests should have to go through two checkout processes to book.  I also suspect security deposit abuse is rampant.  We stayed in an Airbnb a year or so ago and were sent a security deposit fee schedule as part of our guest messaging...stained towel $20, broken glass $8, broken mug $6, scratch on floor $50, etc.  We felt like we were walking on eggshells and couldn't wait to check out and get our hostage money back.  We look to the premium brand hotels as guidance.  When I check into a Hilton or Marriot brand hotel we never feel this way.  If we arrive an hour early and the room is ready they let us go up.  There may be a security deposit but we never feel like it's at risk.  At some point hosts need to understand they're in the hospitality business.  The returns reflect the risk.

       I agree, with some exceptions.  I stayed at an Airbnb last summer, they made me log into their portal after reserving and had to use it several times to access the property.  It was a clunky portal and not easy to use.  They also did a terrible job communicating.  I indicated I had a dog but they didn't charge me a pet fee until I was trying to get into the unit and of course, through their app.  I couldn't get my info until I paid the separate (previously unstated) pet fee.  The entire thing was a bit of a hassle.  They also collected a security deposit.  I hate to say there are bad actors out there, but there are.  They use the security deposit for every little thing and then you have to fight them and not Airbnb to get it back.

      However, I had to pay for parking onsite.  I wouldn't expect this to have to go through Airbnb but according to the new policy, I would have to pay that through Airbnb as well.  I've discussed this personally with Airbnb for my situation and they said somehow, I need to pay this on behalf of my guests through the resolution center.  The money doesn't even come to me.  Oh, and now it is eligible for tax collection, also!  Not a benefit to the guest as typically, parking does not have taxes added.

      0Reply
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