All Forum Posts by: Michael Greenberg

@Sean Wilt, like @Julie McCoy, I have a slight up-charge to cover expendables and I agree with @Eric A. - to a point.  Remember the cleaning fee is a static number, e.g., if you charge $100 per night and $100 for cleaning a 4 night stay, you're getting $25 per day for cleaning, grossing $500.  However, if you can charge $110 per night for the same 4 night stay and lower your cleaning fee to $90, you're grossing $530.  There is a balance to this pricing madness, it's just a matter of finding it.  Identify your competition, build a horrendously detailed spreadsheet, and start your pricing experiment.  You'll find a sweet spot.

Excellent points @Tyler Work, my market is similar and if they want to come to my place and watch TV, they should probably stay elsewhere.  

@John Underwood It depends upon the TV.  It can be one remote on a ROKU TV or two remotes on a non-ROKU TV.  I prefer the ROKU TV's with one remote and will be slowly migrating them all to this technology (plus they're crazy inexpensive).  

I still think as long as it's well described and you have a good How To manual in your place, you're good to go.  

@John Underwood - Just to clarify you can now get live TV and the major networks on Youtube TV (not just Youtube).  You get a lot of options, local TV, sports, etc....  Worth a look/consideration for $40/month.  

Sure @Bill Connell and as you can see it is confusing (how the cable/satellite guys like it to be).  I agree, ridiculous is the correct term and they have NO idea how to compete in a world that is cutting the cord.  Will follow this thread as I'll be interested to learn what you decide to do.

I ponder this all of the time Bill as I have (4) properties, all of which have multiple TV's, the most recent property having (7) and I have gone the route of ROKU's in all of them.  I purchased and enabled a family Netflix account and I rarely get complaints as I disclose what is available on my listing.  However, that doesn't stop the "desires" I sometimes receive from guests requesting additional access.  I'm now in the place of considering a broader solution like Youtube TV for my (2) larger homes or even installing rooftop digital antennas for local access.  I'm 100% against signing contracts with cable TV providers - we don't live in the dark ages anymore.  I do like @Paul Sandhu idea about a commercial account to drive the cost down - they might negotiate with you and @Jon Crosby 's spot on with independent WiFi for each unit with a really good router.  I'm also considering modifying my listing advising guests to bring their own login accounts for their cable/satellite providers but this might be a stretch for some non-millennial's and older.

Did I say I ponder this all of the time?  LOL

Great plan @Bill Connell - a multi-unit property will rock no matter what you decide.

Mike

I find in my market that the smaller properties do well on Airbnb, while my homes do well on VRBO.  Not sure if the holds true in Hawaii, but worth an investigation.  I would test both and see how it plays out for you.  I would also steer clear from Craigslist, especially if you are remote.

In my market I have met independent owner/managers and they are compelling.  I would search both OTA's for multiple property managers, and strike up a conversation.  Since they know your market and are local, they'll likely be more attentive and flexible with your own initiatives.  They'll also likely be less expensive.

Aloha,

Mike

@Collin S. No, I discovered TurnoverBnb and took a look at a couple of others, but I just wanted something simple and straight forward.  Yes, they had no issue with it whatsoever, it makes their life simpler too.  I as emailing schedules and texting a lot before - this is a total streamline for them.  

@Tyler Harnett I don't know your market, but I charge a lot more than that for cleaning in my market.  Venmo is a good suggestion, I just pay my team monthly via ACH - so not too dissimilar.  I'm fortunate enough that the the owner of my cleaning crews niece runs a laundromat, that's a sweet deal and she just charges $8 a load which equates to 1 wash per cleaning, a no brainier.  I college/high school kid is another good option.  Another good comment, and my cleaners do this as well, items that need detailing ever X number of days/weeks/months.  Baseboards, ceiling fans, etc....  

One other comment - if you have carpet, tear it out and put in tile or pwood (laminate hardwoods).  You'll save yourself a lot of $ over time in just having carpet cleaners come and remove the stains and "tracks" guests leave with their suitcases.

Good questions Collin!  They are so VERY critical to your success - build a strong relationship with who you hire - they'll do you favors if you take care of them.  I learned over the years the following and you can certainly formulate questions from these:

1.  I need to be able to host same day reservations, which means I need availability every day of the week for my next guest.

2.  Since I live remotely, I would like to send you "consumable" items to restock and I need you to let me know when things are running low

3.  I need soaps and other disposable items refilled and/or replaced

4.  You're my eyes when it comes to damage and I need you to send me photos so I can file claims - and don't hesitate to send them even if you think it's "nothing major"

5.  I originally had my cleaners do the wash and wait for it, but now they take it to a laundry service for cleaning, which means I have LOTS of towels and sheets.  Helps to control costs if you're paying by the hour, more importantly keeps them happy.

6.  I need you to bring your own cleaning supplies, mop and a bucket, though I will supply a vacuum and broom as I don't have a place to store them for you.

7.  I need my places to be spotless every single time and cannot afford to have them left unfinished because I run the risk of a bad review which could affect how often I have you clean

8.  I will notify you how many sets of bed and pool/spa towels I need you to leave for the next guest

That's about it off the top of my head. Know that you will be a potential BIG client of your cleaning crew as it is unlikely their regular clients will have them clean as often as you will have them clean your STR.

Did I say build a strong relationship and they are critical?  Just reiterating the importance.

I also use an app called Turnoverbnb (I don't use their cleaners tho) as it is free and allows me to automatically schedule cleanings and your crew will have their own mobile access to the app as well.  I use the notes section of this APP to notify them of how many towels to leave.

Hope that gets you started.

Mike

@Jake Cohen I had not heard of elliotandme.com - thanks for sharing, interesting tool.