All Forum Posts by: Patricia Andriolo-Bull

Thanks but when I saw that and dug further it looked like that was Tacoma specific not Pierce Country.  Do you have the legislation for those regulations?  I'm also seeing a couple of different topics on Notary.  Required for >12 month lease but then elsewhere it says it isn't necessary.  Thoughts?

Hi.  First time renting a long term in unincorporated Tacoma WA.  I am familiar with CT and vacation rentals.  This area is proving challenging to get consistent information on what is and isn't allowed.  It looks like this property falls in a part of unincorporated Tacoma (not within city limits even though the address is Tacoma), in the proximity of Lakewood.  Would love some guidance:

- Any key restrictions or things I need to be thinking about?  Looks like I need a WA business license to rent a property including long term?

- Late payment fees seem capped in Tacoma at $10 but not in Pierce County/WA?

- Security deposit must be allowed to be payed in installments over 6 months?

- Does anyone have a lease template they would be willing to share?

Thanks much in advance!

I added a second line to my iPhone for only $10/month...super easy and can keep my calls and messages separate.  I can tell when someone is calling for the properties or personal.  It was great because I still have a Boston phone number from 2000 and my property phone number is local to my property...feels more legit.  

Like John, I have instant book on.  I've had no real issues.  I also had the sweetest young newly weds (21) book.  I didn't realize until shortly before their stay and I asked about a car and they weren't old enough to book one!  Long story but they got hit by the hurricane in TN and affected their wedding then got hit by the hurricane's in FL to interrupt their trip.  Regardless, they were gracious, kind and understanding.  They were only able to stay 2 nights and I refunded them the rest - they didn't even ask for it.  I say all this because age isn't always a factor in guests.  I require guests with good experience (a setting on Airbnb) for instant book.

Not sure I understand your last questions but it is pretty straightforward.  Airbnb guides you through creating your listing.

As others have said, it may be market dependent but also customer type dependent. My season next year is almost fully booked in 2 of my properties and have been for a few months now (Feb - April). These are older guests that know they need to secure good properties early. My summer and off season guests are a different crowd - Families and younger folks. They are definitely booking last minute. My top property (stunning if I say so myself) has been booked for a bit but the others have been radio silent but are filling up only 1-3 weeks out. I normally have a 7 night minimum but Pricelabs drops it to 5 as the dates are within a few weeks. But so far, only one guest booked 5 nights another booked 8. These are two booking I received over the weekend for this week and next. The other couple are for 7 nights. 

BTW, they went from a great company, good reviews, to NOTHING!

This happened rather recently in Marco Island and not during a downturn but during the BOOM!  Owners weren't paid and guests were still showing up because they literally shut their doors (kept up their website), were still getting bookings and walked away.  People would go to their offices and they had a paper on the door saying closed.  CRAZY!

https://www.yelp.com/biz/island-escapes-marco-island

A few thoughts here:

1.  I haven't had to deal with this but from what I read online, if this is a message in the Airbnb app, it is clear extortion and Airbnb would remove the review.

2.  That said, it does sound like a pretty terrible experience of which, they should probably receive a 50% refund.  If they hadn't threatened me, I would have probably offered them more than the cleaning fee.

3.  My properties are in a condo.  We have catwalk repairs coming in June and pool is getting refinished in September.  I have taken all of my properties offline during those times.  Yes, I lose revenue but the impact to my reputation and reviews far outweighs the loss of revenue.  I also make note in my listings when there might be construction (certain times of year), along with noise or if there are any other things potentially wrong.  It seems like you are aware of the water issues and that this is a new place.  I would do one or both of two things, take your property offline until it is actually ready and the water isn't stinky, or note it in the listing.

4.  Sounds like you could learn from the cleaning issue.  In my experience, things happen, but from the guest perspective, there isn't an excuse.  Talk to your cleaners.

 Hi.  I agree with @Andrew Steffens.  I'm in Marco Island (just slightly South of Cape Coral), the summers are not slow unless you aren't priced right or if there are other things wrong with your listings (photos, etc.).  The only slow times around here are generally September and early October then it picks up again.  Happy to take a look at your listings if you want to share.  Also, even though you are using a PM, I would still remain active if you aren't getting traction.  Become familiar with the market and see if they are pricing correctly. I find some around me drastically undercut (more than they should) or over price.

No, I do not and would not.  My reasons...

1.  I used to run operations for a large healthcare IT company.  I was responsible for outsourcing all operations to India and subsequently also the Philippines.  I was all for it.  But in my decades since and have gone from operations to customer success, I realized it wasn't very customer friendly.  I'm also convinced (from personal and professional experience without any real data points), it ends up costing more.  It takes time to teach people to do scripted work (you would be better off with AI and automation), that comes across often as scripted and ends up taking more time that if it was just done right the first time.  

2. This business is all about hospitality. It definitely isn't passive but if you have one STR (I have 4 listings), it is definitely manageable especially with all of the tools available to you (automated messaging and iCal syncing). It's a bigger lift up front (setting everything up), but after, it isn't a terrible amount of work and the results are far better.