THIS is how you self-manage an Airbnb and why I’ll never pay for a property manager
ฝัง
- เผยแพร่เมื่อ 20 ก.พ. 2022
- Get $600 off your tickets to Host Con - The #1 STR conference in the world 👇🏽👇🏽
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STEP 1: Watch my case study on creative hosting 👇🏽
www.robuilt.co/creative-host
STEP 2: Download my free guides 📚
Airbnb Analysis Calculator 📈 - bit.ly/48PQgQL
My $10,000/month blueprint 💸 - bit.ly/47yiLR9
The Ultimate Airbnb Shopping List 🛒 - bit.ly/468Qcto
Top 5 Airbnb Business Models 🏘 - bit.ly/3teK2tl
My Airbnb Listing Tips ✍️ - bit.ly/48A06G5
STEP 3: Sign up to host on Airbnb and get my listing feedback
www.airbnb.com/r/robuilt
STEP 4: Join my free Airbnbesties Facebook group 👯♀️
tinyurl.com/airbnbesties
*All content on the Robuilt TH-cam channel reflects my own opinions and should NOT be taken as legal advice, financial advice or investment advice. Please seek out the guidance of professionally trained and licensed individuals before making any decisions. Some links in the description may be affiliate links.
Get $20 off your Guesty For Hosts Subscription (which is basically like 3 burritos)👇🏽👇🏽
hosts.guesty.com/?r=robuilt
smoof
Thanks Rob
6 months later it's only like 2 burritos
3 burritos? Awsome, LOL. I will be checking it out, though. thanks for sharing.
Thank you much for your gr8 contribution. This is vital and pertinent info; 🫵🏽
You saved me!!! Omg !!! I’ve been managing 17 units in Miami and I’m going crazy!
Thank you!! I wish I can like your page a million times🙌🙌🙌🙌
Hi Maria, do you own all the 17 units? or manage it only, planning to invest in Miami need your guidance. Thanks
🔥 Best of luck on your Journey Maria ! How was it? Would you mind share your experience?
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
Maria I’d love to know how you started managing properties? I’m interested in getting into this.
The video I have been waiting for! Thanks so much Rob! I’m about to have my 1st listing up and running very soon! Thank you so much for your mentorship.
🔥 Best of luck on your Journey Joshua ! How was it? Would you mind share your experience?
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
I’ve been taking the deep dive into your videos brother and they’ve helped me so much already. I own a few properties and have been flirty with the idea of swapping them to Airbnb. Your videos are really helping me with working out how to do that. Thanks so much 😊
🔥 I’m with you on this Riley! This was a great video!
P.S. If you have any questions about starting & growing your Airbnb business lmk.
Your channel is so underrated bro. Thank you for sharing this information with us for free🙏🏼
🔥 I’m with you on this Hayden. This was a great video!
How do you handle situations that you would normally handle if you were near the location, such as a broken coffee maker, or something important that is missing, broken, or not working? Or what if there is some kind of maintenance emergency or other emergency while you're not available to respond during late night or early morning? I'd love to see a video about handling these types of scenarios.
Those tasks would be handled by your cleaner, and or handyman, that lives locally.
@@mep593 and other nightmare guests that may have stolen or broke things your cleaners aren't aware or it's out of their ability where you would need to be there to prepare the unit for the next guest in a timely manner.
@@meowzic you always factor in that some things will go wrong with rental properties and budget for things breaking over time. and the higher quality the listing, the less likely renters are to completely trash the place bc they're higher end clientele, respectable people who can afford $300, $400, $500, $1000/night vacation rentals and most people don't want extra charges for damage. if a small appliance like a coffee maker breaks, it's honestly not a big deal bc 1. the guests at the moment are likely the ones who broke it so they don't necessarily need a replacement during their stay and 2. if you do want to replace it immediately, you can just send one over to the house the same day with a grocery delivery app like instacart or shipt. even doordash and uber eats have grocery delivery options as well. as far as any major damage goes, you can make a police report, charge the guests for damage through airbnb, and even sue them if worse comes to worst and further restitution is necessary. and if the cleanup or repairs will take too long before your next guests come then you would be forced to cancel their reservation in that scenario but that's a rare and extreme circumstance. every investment has some level of risk but you weigh that with the pros and decide for yourself if it's worth it. real estate is a strong industry and there are also many tax advantages that you just don't get with any other type of investment
👋 Great question Zack. I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
@@meowzic backup cleaner/handyman
Caleb is so sassy. I'm here for it. I also love your videos, Rob!
Great vid, I do like these longer vids with more detail.
You’re a beast bro. Keep paving the way for many of us! 💪🏽
🔥 I’m with you on this vanks. This was a great video!
Keep up the content! This is amazing!
Amazing amount of very usefull information and advice and so generously given. As soon as I am able I will be getting into the mentorship program. Wishing you continued success. Best regards, Leo
🔥 I’m with you on this Leopoldo! This was a great video!
P.S. If you have any questions about starting & growing your Airbnb business lmk.
Greetings from The Mexican Caribbean!!
I am starting my Airbnb business and your videos are GOLD to me. You have helped me so much from TIPS, to do AND not to do. You encouraged me to give that big step and lose the fear of jumping into the unknown. I started less than a week ago and now I am hosting my second guest. YAY!!! Rob I will love to do business with you in the future. El caribe Mexicano tiene mucho potencial. Believe me.
Thank you for your apportion to humanity, I'm sure you are getting your reward.
CHEERS!!!!!!!
🔥 Best of luck on your Journey Megan! How was it? Would you mind share your experience?
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
Awesome love it Rob, you are the man, I want to gain more air bnb's in my business!!
Another massive problem solved with the proven, delightful stroke of genius that this channel is, proving, also, that adding Robuilt to your short term rental must haves, or must knows (or?!?) ! Sucking up and I can’t help it. This is great content as is all of Rob’s content. I am totally getting Guestly- thanks for the walkthrough! And as always, thanks for the humor sprinkled advice!
🔥 I’m with you on this Autumn! This was a great video!
P.S. If you have any questions about starting & growing your Airbnb business lmk.
Love your videos! 😊
Few things: your lighting and camera game are extremely on point (love the sunset shot), also your motion graphics are lightyears ahead of most people in the realty content making space Caleb must be a master of many trades your spending some money on your product, or your putting in some hours learning (which is refreshing for a landlord). Automating property management and communications tools can be great but for the love of god make sure your spelling and punctuation are on point and that your referencing the right properties, numbers, addresses, wifi codes and other pertinent information. I travel alot and lost count of how many properties ive come up on where the electronic lock battery is dead or the microwave is busted the LP tank is empty and your like fuck I'm in a cabin in the middle of nowhere!
Good job on the graphics Caleb!
Great information! You’ve gained a new subscriber.
You are the best. Thanks 🙏🏾
Thanks for keeping it real.
Casita con-hell-hole had me on the floor 🤣
Hi Rob! I live in Australia, I am originally from El Salvador and have family in Phoenix, Arizona. I am considering starting my AirBnB business and found your videos, with great content and directly to the point approach with valuable information. Well done!! And thank you for your videos. Alberto
🔥 Best of luck on your Journey Alberto ! How was it? Would you mind share your experience?
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
This is really helpful, thank you.
You Crack me up! 😂😂😂 it's your personality for me.
I go live tomorrow & I am using Guesty - this video could not have been better timed for me!!
How's it been working out for you?
Thanks for your content rob. My partner and I are just in the mist of ren laying our first serviced accommodation. As they say they have all come at once. By the end of September we will have 4 properties, here in the UK. Now going to check out guesty. All the best.
🔥 Best of luck on your Journey Chloe ! How was it? Would you mind share your experience?
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
I only have 1 STR. I use Hospitable and list on both Airbnb and VRBO. I have a great cleaning crew. I typically get longer term stays. Spend about 1hr per week on average.
Thank you! So useful
You even had to giggle at the Madea Clip 😅😂😂Thank you
Rob, thank you so much for the content and deep dive into these platforms. Starting with purchasing AirDNA, using a trial with pricelabs and now with Guesty, you've made my investment less stressful and feel confident with this real estate strategy in the short term market.
I am so excited to begin this journey starting in April. Keep up this fantastic and informative channel and congratulations on being a regular on BP podcasts.
Cheers!
Any updates??? How’s your Str going?
🔥 Best of luck on your Journey A ! How was it? Would you mind share your experience?
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
We are still hoping to hear from you friend
This is so good!! great information… thank you Rob
🔥 I’m with you on this Good Design is Good! This was a great video!
P.S. If you have any questions about starting & growing your Airbnb business lmk.
@@ivantejeda Thank you Ivan. I will start following yor chanel
Thank you so much for walking us through Guesty. I am looking at signing up since I almost have two live properties I am managing. This was so helpful :)
Best of luck on your Journey Savannah ! How was it? Would you mind share your experience?
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
Rob, like to have your recommendation on your insurance/liability tips for your rentals. Some asset protection if u will. Thanks!
Yes, so far I've heard that Proper is the only way to go, but I have been very unimpressed with their service, and their prices are very high.
👋 Great question mram. I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
Straight Gold
I just use the airbnb scheduling, and for other questions I have a few Notes docs set up with answers so I can cut'n'paste quickly. things like: lunch/dinner reccos, or "sorry that listing is booked but you might like this space". I would love abb to give us a "hi there, give me a moment and i'll get back to you" but then how to set parameters for that. Even my morning message of "hey check out is at 10am blah blah" sometimes goes out after the guest has left.
you still have to have someone available to respond at all times, it really is a 24/7 business. We've had a hot water system fail, and a burst pipe.
🔥 Best of luck on your Journey Taking ! How was it? Would you mind share your experience?
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
Awesome video!
Hi Rob! dude love all your videos! They have been a huge help. Do you have a vids that talks about the good and bad of having a management co manage your property? I really want to do it myself but just taking in all options.
👋 Great question John. I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
Excelente información, definitivamente automatizar es lo mejor, lamentablemente aquí en Mérida no existe los equipos de limpieza etc. Especializados para Airbnb 😔
Bro you are funny! Love your videos. 🙏
Thank you Rob for all the great info! You've inspired me to finally take the dive and start doing this. Quick question though, some cities require a 24 hr local emergency contact. Where do you find people for this?
👋 Great question Jack. I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
I can’t even download the Airbnb app on my iPhone so this Guesty option sounds amazing.
“Now this is usually the part of the video where I cue a 60s ad, but I’m going to walk you through the sponsored product mysel-“ cues unrelated 60s ad
This is great. Thanks for sharing. A deeper dive into the PMS would be cool!
🔥 I’m with you on this Brendon! This was a great video!
P.S. If you have any questions about starting & growing your Airbnb business lmk.
🔥 I’m with you on this Brendon! This was a great video!
P.S. If you have any questions about starting & growing your Airbnb business lmk.
🔥 I’m with you on this Brendon! This was a great video!
P.S. If you have any questions about starting & growing your Airbnb business lmk.
I use Hospitble (used to be SmartBNB) for guest/cleaner communication. It also has a new feature where if your using a Schlage encode Smart lock it will change the guests code automatically. (I haven’t tried this new feature yet because right now I use Nest/Yale Smart locks in all my properties) But as soon as I can locate a Schalage encode lock at regular price I’m going to test one out! Usually I remember to change a guests code via the nest app but there has been a couple times over the years where I did forget and got a call from the guests. Also Hospitable is very inexpensive. (It’s only $9 a month for the first property and it discounts some for each new property you add on! I just LOVE it!!
Edited to add: you can do messages based on certain words guests message you. So you could have an automatic message if a guests ask if you have a can opener! It automatically message the guest back that yes you have a can opener! I haven’t set those up just yet. I’m just to busy at the moment!
20euro is not 9usd a month, pricing page say so
@@przeor I pay like $8 something a month we multiple properties. One property in the USA would be $9
@@tracy3066 I just went to the Hospitble website it's $25 for up to two properties, with one being $25 still.
@@NicksFort oh they changed their prices for new members. It’s still a great deal!
💡Great experience Tracy! Would you mind sharing more?
Hi Rob
Thanks so much for the great video. I would be really interested to know how you go about finding your cleaning and maintenance teams in places far from where you live. Thanks again!
Agreed. Tell us all about your Airbnb Avengers rehearsal & auditioning process 😎
Hey jackbrown2 👋 I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any questions about starting & growing your Airbnb business lmk.
@guesty My reccomendation would have a "chat bot" or "Automated responses" Built in to send automated messages in responses to questions. Example: Rob could pre load a Q&A (with key words that your sysem would pull from) "We have a can opener in the top drawer next to the sink) . I come from the ECOM world.. and chat bots have saved me SOOOOOO Much time and theyre instant.. so customers have the best user experience. Even, having a dedicated area on the backend for hosts to input things they have, locations, ammeneties, rules, etc that your system could pull from, would be awesome.
Great video thank you Rob and you are right how much control do you give to Robots but also I cant be answering all these guests!
"Remove bodies from closets".... I laughed so hard that I spilled coffee over my desk;-) Epic
Roooob! Mind blowing info ma man! thank you! Here's a curveball for ya! I'm in Australia, bought a villa in Bali and would like to remotely self manage it! have you ever dealt with an overseas property ? thanks again!
Hi Rob, this is great, thank you! Interested in managing my own property from a distance (~550 miles), and Guesty seems like a great tool. Just curious what you do if your cleaner cancels last minute?
I've always had PTSD about the term PMS but now you've made me feel so much better THANKS 😍
Lol
🔥 I’m with you on this TM. This was a great video!
Great video! How do you manage cleaners unavailability during a check out?
How are finding your cleaners and how do they like working with your PMS? Do they give you any feedback when they are done and the house is ready?
Guesty is expensive but it is user friendly. There are cheaper PMS like Hostfully or Hospitable.
“Is your bed haunted?” 🤣🤣🤣🤣🤣🤣
Great video, and perfect timing as I am taking my first STR live within the next couple weeks. Question about guesty, do they have any generic short term rental agreements like ownerrez does? I want to make sure I'm covering my butt legally and wondering what everyone does for a short term rental agreement/house rules.
I hope he answers this. I have the same question. Thanks.
👋 Great question Amanda. I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
Guesty looks interesting, we just started with Lodgify and I’m not super satisfied because of the buggy platform. The reason I chose them was I liked how they described their website builder. I’m curious if you used Guesty for their web builder?
We just dumped Lodgify, they were driving us insane. We will probably do a video review on them soon because people need to know. It was a pain in the ass to organize the cleanings which was the number one reason why we wanted a PMS. Looking into guesty now even though its a lot more expensive
Dude… who writes these jokes?? You or Caleb?? They’re incredible hahaha
Oh by the way, you now have a new SuperHost Sub!!
Robuilt, one thing I've been trying to wrap my head around is how you keep from "Piercing the corporate veil" when you are more high profile and everyone knows that these houses are yours. I'm working on setting up an LLC and I've been told even going out myself to fix a light fixture or something can compromise the legal protection that an LLC offers
Talk to a lawyer, don't get legal advice on the internet!
Hi, did you ever find out the answer to this? This is a pretty important question. I've also read in other comments that a single member LLC is also still liable but take that with a grain of salt as I only read it in the YT comments. Good luck
Hey Clintmiller23 👋 I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any questions about starting & growing your Airbnb business lmk.
Nice neighborhood !
Love & want more
Hi Rob, do you have any video about pricing strategies?
AirBnB should build the Guesty features into their platform imo
What do you use to automate receiving invoices from vendors and paying them? Do you manually pay your cleaner and handyperson?
5~10min a day for 4 properties 👍✌️🥳
That's really it??? Do you also use Guesty and that's how you save time?
@@kytoga yes guesty, makes my life soooooooo easy💪🙏👏👍💯🔥🚀
@@Funvideozforeveryone Thanks! I have 3 rentals and pretty sure I'm going to try it out.
I spend about 2 hours a week on 1 property. My wife decided she wants to clean it herself, though, so she spends about 8 hours a week.
that will get old real quick, trust me.
Hello. I would have liked to see how the payment process woks. Thanks.
How did you go about finding a good cleaner you could trust in a town where you knew no one?
When should I sign up for Guesty. I haven't listed my property yet because it's still being remodeled. I hope it will be done and ready to list late March or early April 2022.
Just outsource everything to a business that dedicates itself to this day in and day out. Your focus should be to scale your real estate portfolio not run a PM business that's essentially what you're doing running your own PM company LOL! 10-20% to a PM company and BOOM! automated.
Super helpful Rob! I do have one question. Some hosts will send guests a message a day or two before checkout asking if they would like to extend their stay at a discounted rate if there is a vacancy on the back end of their stay. Is there a way to automate this feature or at that point would you have to manually get ahold of your cleaners letting them know the cleaning was moved?
i'm curious as to how they handle this within airbnb, does the guest just request another day and we put in a special price? it's so frustrating we can't just send this as a special offer without having to walk the guest through the process. It's easier to just offer tham a flat rate and give them my paypal address.
👋 Great question Andrew. I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
does guesty for hosts have thermostat control? and which one do you recommend if it does? seems like it would ....
I'm curious if you still use Guesty for hosts and would you still recommend it for our 3 STRs?
You always mention your team. How many full time people / systems does that include? For how many total properties?
I also use Guesty for Hosts, but have found a couple of issues; It doesn't send auto messages to VRBO guests, and when i experimented with their lock feature using the Schlage Encode, it generated random 4 digit codes that did not match what I had as the last 4 digits of the guest's telephone numbers. I love all the features of Guesty for Hosts, but as an "Airbnb first" platform, it does create specific issues for us hosts who use different OTAs
Have you tried Hospitable by any chance? somebody else in the comments mentioned them. Thanks for this feedback as I'm considering VRBO in addition to airbnb
Rob, this video is great, as are all your videos! But is the patch of hair on your head getting narrower? I find myself very distracted by it this video 🙃
Hey Rob, have you ever talked about how you find reliable crew members such as cleaners? If not, where do you usually go to find them?
try turnoverbnb, we have had success there. Then we asked to deal with us directly since turnoverbnb takes a good chunk of commission from the cleaner and the host
👋 Great question Zach. I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
@@ivantejeda Yes, definitely would be interested in a video on this!
sweet platform.... question though??? how did you set up your business....LLC? C corp? S corp?
Can you rent your personal house to your Airbnb LLC? I’m airbnbing my house and am wondering if it is tax beneficial to have the LLC rent my house from me
With all of those different services, why not just pay a property manager to do it all. It’s going to come to the same 20% but instead you just get mailbox money every month lol
Better man than me. I couldn’t survive without my property managers haha
proudly your 33rd sub!!!
7:13 made me lmao
How many listings did you have before you started using a cleaning service?
Someone should start a business providing that missing 10% of the automation!! You’d need a detailed rundown of the Airbnb just once so you can answer any question that ever comes your way. Then you can offer your service to hundreds of airbnbs like a hotel desk clerk.
Hey Rob. Nice video as per usual. Did you upgrade to Guesty? Since as Guesty for Hosts is for 1-3 listings. How is Guesty? Thank you
I manage 18 listings and Guesty is the best I’ve found , I’ve tried AirGMS, and Lodgify. But for how much I pay it isn’t perfect. ~$12k/yr and the customer service people aren’t the best
@@jaketucker2002 we just dumped lodgify, too many issues
Hello Rob, thanks for another awesome video. I’m somewhat new to the space and recently started using Guesty for Host. I love the system but was interested in using SmartBNB for messaging and Guesty For Host for everything else. Mainly because SmartBNB allows you to setup automated reply’s to questions from guest. Do you you know if it’s possible to use both?
Hi I can answer this for you. Yes you can use both. I have always used smart bnb (now called Hospitable). I love them. So you would just turn off all triggers on guesty so that it doesn't send any messages . Then use Hospitable for messaging only. You can sync your Airbnb listing very easily with them. I prefer their messaging rules by far compared to the competition. And they are priced just right!
@@luxehousehomeshorttermrent1462 Wow! Thanks for this great tip! Just curious what other software you use for automation? Thanks again for this power tip!
San Bernardino requires 1 hour physically present to deal with complaints. Otherwise it may result with $1000 fine. How can I handle it?
What if you want a cohost for some units and self manage another unit. Can the cohost have access to only specific units on a pms? Wouldn’t want them to have access to other units
Great vid man! Curious, how do you give the house key to the guest if you’re far away, like 5 hours away?
No keys, only smart locks unless you want to pay for a local management company that coordinates pickups/drops. Even those aren't 24/7 either.
@@CPiVALLC i see. Thanks 👍
What smart locks do you use for your rentals? Did I hear you correctly, does the platform Guesty automatically changes the code for each guest?
👋 Great question Come Back Vegan. I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
It's terrible in northern California and Sonoma they require property management in order to rent out on Airbnb to "preserve neighborhood character"
Wow? So you're saying you as an owner can't rent out your property on airbnb unless you go through a licensed real estate property manager?
Hey Rob thanks for this! Question: What if I want the bed covers, sheets, items like that checked for cleanliness and replaced after each stay? Would the cleaners bring fresh sheets every time or is that something I have to do?
You have your cleaner do that, if they won't, find someone else.
Are you saying you DON'T change the sheets after every stay? Yuckie
The Airbnb host must pay for sheets, towels, soap and other toiletries, replacement furniture, cleaningg supplies, etc. The cleaning crew gets paid to clean the rental and launder the sheets and towels. It is not their responsibility to pay for any of the items.
@@colindougherty5729 Have the cleaners what? bring fresh sheets!? LOL! they are housekeepers you figure out the laundry part of your Airbnb.
👋 Great question 7Samples. I’m thinking about making a video on this. Let me know if that’d be helpful.
P.S. If you have any other questions about starting & growing your Airbnb business lmk.
I noticed an AC unit behind you. What brand is that? Did you need contractors to install it?
Is this possible if you live/work out of the country? The time zone is about 10 hours different
How would one automate an apartment with key fobs? A lot of apartments are using that technology now
What if a guest checks out and another quest is checking in later that same day but your cleaner is busy? Do you have multiple cleaners available?
yeah that woud be a problem. I would highly advise having a second cleaner that gets a few cleanings and its your plan B. If not you will have to get there and clean it. We have a neighbour as well that we plan to use in case of emergencies
have you compared Guesty PriceOptimizer vs pricelabs yet?
Where do you find your cleaners?
Do you have any experience with Evolve, whether personally or a fellow investor's experience?