Deleting and Re-listing on Airbnb?

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Deleting and Re-listing on Airbnb?

Rachel Hughes
Investor · Idaho Falls, ID · Member since 2019 · 85 posts · 62 votes

Has anyone ever deleted an Airbnb listing and then re-listed it? 

Some background...

I recently launched a listing that now has 5 reviews and a shameful 4.2 overall rating. 

I had a string of bad guests that resulted in some less than fair reviews in my opinion. 

Will Airbnb recognize the address was previously listed? More importantly, is this unethical?

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Mark Miles
Rental Property Investor · Philadelphia, PA · Member since 2016 · 543 posts · 716 votes
6y
Originally posted by @Anand S.:

I'd relist. However, keep in mind that the previous reviews will stay under your profile with the name of the old listing and the old cover photo. Make sure to change the name and cover photo of the new listing so folks dont immediately make the connection. 

 Lifehack: Change the title, cover photo & location of the OLD listing before disabling/deleting it. Make the old listing seem like it is somewhere on the other side of the planet and totally unrelated to the new listing before you disable/delete it 😉

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  • Karl McGarvey
    Real Estate Agent · Houston, TX · Member since 2019 · 763 posts · 500 votes
    6y

    Im pretty sure the reviews are attached to the host and the property so deleting a property or no longer hosting it does not necessarily remove the reviews from your profile.

    0Reply
  • Collin HaysBusiness Member
    Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
    6y

    I call it "listing bankruptcy".  We have taken on properties that had poor reviews, but there were underlying problems that resulted in those reviews - rickety furniture, washers and dryers that ruined clothes, things terribly out of date. We insist that these issues are taken care of prior to their joining us, but yes, after that, we will re-brand the property.

    If you have a 4.2, that is still a good rating.  Another 5 or so 5-star ratings will bring that up to where it is no issue at all.  I wouldn't de-list and re-list.  Just work hard to earn some good ratings going forward and be very attentive to guests.

    [email protected]806-672-7102
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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    6y

    I agree with just working hard to start getting 5 star reviews. Your average will climb quickly and you can show that you have turned things around. This will make you look genuine to future renters.

    0Reply
  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    6y

    Hey @Rachel Hughes, could the reviews be viewed as accurate but overblown? Did you respond to the review in a professional, respectful way?

    If so, then just move forward. If there was a small issue they turned into a mountain, own it and tell everyone it has been corrected.

    I use STR's when I travel and I read reviews before I stay anywhere. The responses of the owners to critical reviews say more than the review itself. If I see a 2 star review about a bug being in the room when they arrive, I know that it is someone who just needs to not leave their house.

    Be a classy owner and respond quickly and professionally and people will see that. Don't use cookie cutter responses. Those look like you don't give a damn at all. 

    2Reply
  • Rachel Hughes
    OP
    Investor · Idaho Falls, ID · Member since 2019 · 85 posts · 62 votes
    6y

    @Michael Baum thanks for the feedback. The written reviews are actually all positive, some guests just left low numeric ratings. I imagine it is hurting my ranking in the search results, which is my main issue.

    When I use Airbnb as a traveler I typically won’t even look at anything with less than a 4.5.

    I also should mention that I have some law school students that will be living there for the next 3 months - moving in pretty soon. So there isn’t much opportunity to improve my rating. Hate to think my listing will just sit with that low rating for the next few months.

    I probably shouldn’t sweat it... I was just curious if Airbnb had any way of preventing this.

    0Reply
  • Marcus Johnson
    Investor · Saint Paul, MN · Member since 2015 · 663 posts · 512 votes
    6y

    @Rachel Hughes

    I rented our lake property for two years and never had any problems. We were voted five *4 times over so I’m not sure why you’re having so many issues. 

    0Reply
  • Rachel Hughes
    OP
    Investor · Idaho Falls, ID · Member since 2019 · 85 posts · 62 votes
    6y

    @Marcus Johnson Congrats on your success. 

    0Reply
  • Benjamin Vail
    Real Estate Broker · Columbus, OH · Member since 2016 · 181 posts · 244 votes
    6y

    @Rachel Hughes yes, take the opportunity to make a new listing!! I have tried this before, and I am shocked how well it works. Airbnb will treat it like a new listing, and they will give it a great SEO boost for the first couple of bookings. You can actually run both listings, and sync the calendar (if you want to) or you can just close the first listings calendar and fully open the new one. I agree with the thought that you might be able to turn the first listing around, but you have stumbled on to a loophole on Airbnb, creat a new listing. I have some friends that manage laRge STR companies also, and this is a common strategy to improve ratings.

    4Reply
  • Luke CarlPro Member
    Rental Property Investor · Tennessee Florida · Member since 2016 · 4k+ posts · 5k+ votes
    6y

    Yes I believe @Benjamin Vail is correct and you can go ahead and do it if you wish. 

    I went live with a listing the DAY BEFORE Florida shut down STR for Covid. I ended up taking it down and relisting to get the push once they dropped the ban.

    I also have a couple of friends that I will ask to book new properties for $1 per night just to leave a review. I Venmo them the cleaning fee. 

    Although... I don't know it's worth the trouble for you. Could just focus on future guests. If you don't have any bookings that's another story. 

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  • Rachel Hughes
    OP
    Investor · Idaho Falls, ID · Member since 2019 · 85 posts · 62 votes
    6y

    @Benjamin Vail @Luke Carl Thanks guys. My calendar is basically empty so I have an opportunity to delete the listing without having to mess with syncing calendars. 

    Like I mentioned above I have a group living there late/Aug through late/Nov.Based on your feedback I think I will take it down and then re-list a week or two before they move out. This will give me an SEO boost right around the time people are booking for the holidays. 

    Good to know this is a valid strategy. 

    0Reply
  • Anand S.
    Plantation, FL · Member since 2009 · 329 posts · 119 votes
    6y

    I'd relist. However, keep in mind that the previous reviews will stay under your profile with the name of the old listing and the old cover photo. Make sure to change the name and cover photo of the new listing so folks dont immediately make the connection. 

    2Reply
  • Mark Miles
    Rental Property Investor · Philadelphia, PA · Member since 2016 · 543 posts · 716 votes
    6y
    Originally posted by @Anand S.:

    I'd relist. However, keep in mind that the previous reviews will stay under your profile with the name of the old listing and the old cover photo. Make sure to change the name and cover photo of the new listing so folks dont immediately make the connection. 

     Lifehack: Change the title, cover photo & location of the OLD listing before disabling/deleting it. Make the old listing seem like it is somewhere on the other side of the planet and totally unrelated to the new listing before you disable/delete it 😉

    8Reply
  • Rachel Hughes
    OP
    Investor · Idaho Falls, ID · Member since 2019 · 85 posts · 62 votes
    6y

    @Mark Miles Genius!!

    1Reply
  • Chris Monroe
    Member since 2020 · 4 posts · 1 vote
    6y
    Originally posted by @Mark Miles:
    Originally posted by @Anand S.:

    I'd relist. However, keep in mind that the previous reviews will stay under your profile with the name of the old listing and the old cover photo. Make sure to change the name and cover photo of the new listing so folks dont immediately make the connection. 

     Lifehack: Change the title, cover photo & location of the OLD listing before disabling/deleting it. Make the old listing seem like it is somewhere on the other side of the planet and totally unrelated to the new listing before you disable/delete it 😉

     Where are you seeing the ability to change the address of an already established listing? I went to go try to see and found no way to edit it.

    0Reply
  • Anand S.
    Plantation, FL · Member since 2009 · 329 posts · 119 votes
    6y
    Originally posted by @Chris Monroe:
    Originally posted by @Mark Miles:

    ?? 

    0Reply
  • Justin Anderson
    Property Manager · Pigeon Forge · Member since 2016 · 199 posts · 208 votes
    6y

    You have to contact support and ask them to change the address.  I've done this a few times and not had a problem with it.  If you have upcoming bookings then they'll want to be sure and double check you, so be ready.

    0Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    6y

    Also if yoir not getting many bookings on Airbnb try listing on Vrbo. I get the bulk of my bookings on Vrbo.

    0Reply
  • Chris Mahlmann
    San Juan, PR · Member since 2017 · 1 post · 0 votes
    5y

    When anyone has taken the route to delist a property with poor reviews and relist, did you have existing reservations?  If so, when you changed the listing photo and name, we’re you able to transfer the upcoming reservations to the new listing?

    0Reply
  • Justin Anderson
    Property Manager · Pigeon Forge · Member since 2016 · 199 posts · 208 votes
    5y

    @Chris Mahlmann You just 'hide' the bad listing until all the bookings run out and then deactivate it.  You then link the calendars up so your new/good listing doesn't get double booked by the bad listing's bookings. 

    2Reply
  • Alex S.
    Investor · Metro East of St. Louis (Illinois) · Member since 2016 · 259 posts · 211 votes
    5y

    Wow @Benjamin Vail!  I assumed this would be impossible.

    Good to know. I have a listing that is a super old house (1902) and we remodeled it in 2 weeks. It was our first flip to STR ever. We made lots of mistakes. The roof leaked, guests fell in the mud walking to the front door (actually hilarious! Worth the 4-star), the A/C cut off randomly, the black tile grout looks like it was applied with a spray gun, the drawer under the kitchen sink would knock the peatrap clean off if you closed it too fast and needless to say...reviews suffered.

    I've gotten smarter since then, but have often wondered if I could do a reset on that listing.

    0Reply
  • Mark Castellino
    Investor · DC | MI | TN · Member since 2022 · 13 posts · 13 votes
    3y
    Quote from @Luke Carl:

    Yes I believe @Benjamin Vail is correct and you can go ahead and do it if you wish. 

    I went live with a listing the DAY BEFORE Florida shut down STR for Covid. I ended up taking it down and relisting to get the push once they dropped the ban.

    I also have a couple of friends that I will ask to book new properties for $1 per night just to leave a review. I Venmo them the cleaning fee. 

    Although... I don't know it's worth the trouble for you. Could just focus on future guests. If you don't have any bookings that's another story. 

     @Benjamin Vail @Rachel Hughes I see this thread is a few years old. Do you know whether it's still possible to delist and relist on Airbnb? We're about to close on our first STR, and since the property is already set up for STR we're thinking of running it pretty much as-is for now, and then in a couple of months do a reno. We want to make sure we're not shooting ourselves in the foot by having pre-reno and post-reno reviews on the same listing. If it's still possible to delist and relist that will eliminate the problem. And, of course, if we get great reviews for the pre-reno listing we can just keep the one listing and avoid jumping through all those hoops.

    0Reply
  • Erin Wegrzyn
    Investor · KY · Member since 2019 · 7 posts · 1 vote
    3y

    I live in Ky and am taking over as a co-host. The previous manager did a poor job with managing the property. The owner asked if she should delete her listing and create a new one or just change the co-host. I can't decided which is the better move. The listing only has 4.33 stars. However, I am on the fence because I am going in and completely re-decorating, changing out ALL linens, updating kitchen supplies, etc. So it will look and be run completely different than before. I also want to rebrand the place. Thoughts, opinions, or comments would be appreciated!

    0Reply
  • Mark Castellino
    Investor · DC | MI | TN · Member since 2022 · 13 posts · 13 votes
    3y

    @Erin Wegrzyn sounds to me like if you can, then it would be better to relist. I can't see any advantage of keeping the old listing at 4.33 stars. Since you're rebranding it sounds like also restarting the listing with a blank canvas makes the most sense.

    I'd be interested to hear whether you have any issues delisting and relisting. This thread confirms that it was possible back in 2021, but I'm trying to find out if that's still the case. Please share your experience!

    2Reply
  • Mark Castellino
    Investor · DC | MI | TN · Member since 2022 · 13 posts · 13 votes
    3y
    Quote from @Luke Carl:

    Yes I believe @Benjamin Vail is correct and you can go ahead and do it if you wish. 

    I went live with a listing the DAY BEFORE Florida shut down STR for Covid. I ended up taking it down and relisting to get the push once they dropped the ban.

    I also have a couple of friends that I will ask to book new properties for $1 per night just to leave a review. I Venmo them the cleaning fee. 

    Although... I don't know it's worth the trouble for you. Could just focus on future guests. If you don't have any bookings that's another story. 

     @Luke Carl do you know if Airbnb still allows you to delist and relist the same property?

    0Reply
  • Erin Wegrzyn
    Investor · KY · Member since 2019 · 7 posts · 1 vote
    3y

    @Mark Castellino things got a lot more complicated today. When the owner went to change co-host and/or deactivate listing. The property was set up on Airbnb so that the owner was labled the "owner" however, the property manager was labeled the "primary host" rather than a co-host. The owner is unable to remove the property manager. She is also unable to deactivate the listing. Only the primary host can make changes on the account. The owner is taking this up with Airbnb currently. 

    0Reply
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