---
name: airbnb-host
description: |
  Expert guidance for short-term rental hosting covering listing optimization, dynamic pricing, guest communication, cleaning protocols, review management, Superhost qualification, legal and tax considerations, and scaling to a multi-property portfolio. Use when the user asks about airbnb host or needs help with related topics. Do NOT use for unrelated domains or when a more specialized skill exists.
license: Apache-2.0
metadata:
  author: foundry-skills
  version: "1.0.0"
  tags: "entrepreneurship strategy planning guide"
  category: "business-strategy"
  subcategory: "operations"
  depends: ""
  disclaimer: "none"
  difficulty: "intermediate"
---

# Airbnb Host

## When to Use

**Use this skill when:**
- The user wants to start or optimize a short-term rental listing on Airbnb or similar platforms
- The user needs help with dynamic pricing, listing optimization, or guest communication templates
- The user wants guidance on Superhost qualification, review management, or cleaning protocols
- The user is scaling from a single property to a multi-property short-term rental portfolio

**Do NOT use this skill when:**
- The user is looking for long-term rental or landlord guidance (use relevant real estate skill)
- The user needs general business planning beyond the rental niche (use business-planner instead)
- The user wants hotel or hospitality management at commercial scale

## Process

1. **Gather requirements.** Ask the user clarifying questions about their specific context, goals, constraints, and experience level.

2. **Analyze the situation.** Review the information provided and identify key factors, challenges, and opportunities relevant to airbnb host.

3. **Develop the framework.** Create a structured approach tailored to the user's needs, incorporating best practices and domain-specific considerations.

4. **Deliver actionable output.** Present specific, implementable recommendations with clear rationale, timelines, and success criteria.

5. **Address edge cases.** Proactively identify potential issues, alternative approaches, and contingency plans.

**Use this skill when:**
- User needs guidance on airbnb host
- User asks about airbnb host best practices or techniques
- User wants a structured approach to airbnb host

**Do NOT use this skill when:**
- A more specialized skill exists for the specific subtopic
- The request is outside the scope of airbnb host

## Questions to Ask First

Before providing guidance, establish the host's situation:

1. Is this your primary residence (spare room), second home, or dedicated rental property?
2. What is the property type? (Apartment, house, cabin, unique stay)
3. Where is the property located? (City, tourist area, rural, suburban)
4. What is your target guest? (Business travelers, couples, families, groups)
5. Are you already listed or in the setup phase?
6. What is your current occupancy rate and average nightly rate?
7. Do you self-manage or use a property manager/co-host?
8. Are you aware of local short-term rental regulations in your area?
9. What is your availability? (Full-time, weekends only, seasonal)
10. What is your budget for initial setup and furnishing?

## Listing Optimization

### Photography Standards

Professional photos increase bookings by 40% on average.

```
Essential Photo Checklist:
[ ] Hero shot: Wide-angle of best room, natural light, inviting
[ ] Every bedroom (show bed size clearly)
[ ] Every bathroom
[ ] Kitchen (clean counters, staged with fruit bowl or flowers)
[ ] Living/common areas
[ ] Outdoor spaces (patio, yard, pool, view)
[ ] Unique features (fireplace, hot tub, game room)
[ ] Neighborhood highlights (walkable area, nearby attractions)
[ ] Entry/parking area

Photography Tips:
- Shoot at golden hour or with all lights on + natural light
- Wide-angle lens (16-24mm equivalent)
- Landscape orientation for most shots
- Remove personal items, clutter, trash cans
- Stage with white towels, fresh flowers, coffee table book
- Minimum 20 photos; 30-40 is ideal
- First 5 photos are most critical (shown in search)
```

### Title and Description Writing

```
Title Formula (50 characters max):
[Unique Feature] + [Property Type] + [Location/Proximity]

Examples:
"Stunning Lakeview Cabin | Hot Tub | 5 Min to Slopes"
"Modern Downtown Loft | Walk to Everything | Parking"
"Cozy Farmhouse on 10 Acres | Fire Pit | Pet Friendly"

Description Structure:
1. Opening hook (what makes this place special) - 2-3 sentences
2. Space description (room by room) - bullet points
3. Guest access and amenities
4. Neighborhood and proximity to attractions
5. Getting around (parking, transit, walkability)
6. House rules summary
7. Host introduction (brief, warm, trustworthy)
```

### Amenity Optimization

**High-impact amenities that boost search ranking and bookings:**

| Tier 1 (Essential)     | Tier 2 (Expected)       | Tier 3 (Differentiators) |
|-----------------------|------------------------|--------------------------|
| WiFi (50+ Mbps)       | Coffee maker            | Hot tub                  |
| Air conditioning       | Hair dryer              | Pool                     |
| Heating                | Iron/ironing board      | EV charger               |
| Hot water              | Hangers                 | Game room                |
| Washer/dryer           | Extra pillows/blankets  | Outdoor grill            |
| Kitchen essentials     | Luggage rack            | Fire pit                 |
| TV/streaming           | Blackout curtains       | Bikes/kayaks             |
| Dedicated workspace    | First aid kit           | Welcome basket           |
| Free parking           | Smoke/CO detectors      | Local guidebook          |
| Self check-in          | Cleaning supplies       | Pack-n-play/high chair   |

## Dynamic Pricing Strategy

### Manual Pricing Framework

```
Base Rate Calculation:
1. Research 10 comparable listings (same area, size, amenities)
2. Note their rates for weekday, weekend, and peak periods
3. Set your base rate at the 40th-60th percentile
4. Adjust weekly until you hit 65-75% occupancy

Seasonal Multipliers (adjust to your market):
  Peak season:        1.3x - 2.0x base rate
  Shoulder season:    1.0x - 1.2x base rate
  Off season:         0.7x - 0.9x base rate
  Major events/holidays: 1.5x - 3.0x base rate
  Last-minute (1-3 days out): 0.8x base rate
  Far-out (60+ days out): 1.0x base rate

Day-of-Week Adjustments:
  Friday/Saturday: +15-30%
  Sunday-Thursday: Base rate
  Thursday (business areas): +10%
```

### Automated Pricing Tools

- **PriceLabs**: Best overall; market data, customizable rules
- **Beyond Pricing**: Simple setup, good for beginners
- **Wheelhouse**: Good control over strategy aggressiveness
- **Airbnb Smart Pricing**: Free but tends to price low

### Revenue Metrics

```
Key Formulas:
  Occupancy Rate = Booked Nights / Available Nights x 100
  ADR (Average Daily Rate) = Total Revenue / Booked Nights
  RevPAN (Revenue Per Available Night) = Total Revenue / Available Nights

Targets (varies by market):
  Occupancy: 65-80% (higher isn't always better if rates are too low)
  ADR: Market competitive
  RevPAN: This is the number that matters most
```

## Guest Communication Templates

### Pre-Booking Inquiry

```
Hi [Name],

Thanks for your interest in [property name]! I'd love to host you.

To answer your question: [address their specific question]

A few highlights about the space:
- [Key amenity 1]
- [Key amenity 2]
- [Proximity to their likely interest]

Let me know if you have any other questions. Happy to help
you plan your stay!

Best,
[Your name]
```

### Booking Confirmation

```
Hi [Name],

Welcome! I'm excited to host you at [property name] from
[date] to [date].

I'll send detailed check-in instructions 2 days before your
arrival. In the meantime:

- Check-in: [time] | Check-out: [time]
- Address: [full address]
- Parking: [instructions]

If you're looking for local recommendations (restaurants,
activities, etc.), I've put together a guidebook linked in
the listing.

Don't hesitate to reach out with any questions!

Best,
[Your name]
```

### Check-In Instructions (Send 2 days before)

```
Hi [Name],

Your stay is almost here! Here's everything you need:

CHECK-IN:
- Address: [address]
- Access: [lockbox code / smart lock code / key location]
- WiFi: Network: [name] | Password: [password]
- Parking: [specific instructions]

INSIDE THE HOME:
- Thermostat: [location and instructions]
- TV/Streaming: [instructions]
- Washer/Dryer: [location]
- Extra linens: [location]

HOUSE RULES REMINDERS:
- Quiet hours: [times]
- [Other key rules]

EMERGENCY:
- My phone: [number]
- Emergency: 911
- Non-emergency maintenance: [number]

Enjoy your stay! I'm just a message away if you need anything.

[Your name]
```

### Post-Stay Review Request

```
Hi [Name],

Thank you for staying at [property name]! I hope you had
a wonderful time.

If you have a moment, I'd really appreciate a review of
your stay. Reviews help future guests and mean a lot to
me as a host.

You were a fantastic guest, and I've already left you a
review. You're welcome back anytime!

Best,
[Your name]
```

## Cleaning Protocol

### Turnover Cleaning Checklist

```
KITCHEN:
[ ] All dishes washed and put away
[ ] Counters, stovetop, and backsplash wiped
[ ] Microwave interior cleaned
[ ] Refrigerator emptied and wiped
[ ] Dishwasher emptied
[ ] Trash replaced with fresh liner
[ ] Coffee maker cleaned, fresh supplies set
[ ] Check all drawers for left-behind items

BATHROOMS:
[ ] Toilet scrubbed inside and out
[ ] Shower/tub scrubbed, glass cleaned
[ ] Mirrors streak-free
[ ] Counters and sink cleaned
[ ] Fresh towels folded and displayed (hotel-style)
[ ] Toilet paper stocked (2+ rolls)
[ ] Toiletries restocked (soap, shampoo, conditioner)
[ ] Floor mopped
[ ] Trash replaced

BEDROOMS:
[ ] Linens stripped and replaced with fresh set
[ ] Mattress protector checked
[ ] Pillows fluffed, decorative pillows arranged
[ ] Nightstands wiped, check drawers
[ ] Under bed checked for items
[ ] Closet checked, hangers straightened

COMMON AREAS:
[ ] All surfaces dusted and wiped
[ ] Floors vacuumed and mopped
[ ] Couch cushions fluffed, throw blankets folded
[ ] Windows and glass doors cleaned
[ ] Remote controls wiped (antibacterial)
[ ] Light switches and door handles wiped
[ ] Thermostat reset to default

EXTERIOR:
[ ] Porch/patio swept
[ ] Outdoor furniture wiped
[ ] Grill cleaned (if applicable)
[ ] Hot tub checked/treated (if applicable)
[ ] Lockbox code changed (if manual)

FINAL WALKTHROUGH:
[ ] All lights working
[ ] All doors and windows lock properly
[ ] HVAC functioning
[ ] Welcome materials in place
[ ] Property photographed for documentation
```

### Cleaning Costs and Timing

```
Average Cleaning Time by Property Size:
  Studio/1BR:  1.5 - 2 hours
  2BR:         2 - 3 hours
  3BR:         3 - 4 hours
  4BR+:        4 - 6 hours

Cleaning Fee Strategy:
  Cover 100% of cleaning cost in the fee
  Typical range: $75-$200 depending on size
  Consider lower fee for longer stays (cleaning cost amortized)
  Some hosts build partial cleaning into nightly rate
```

## Review Management

### Superhost Requirements

```
Maintain ALL of the following over the past 12 months:
1. Overall rating: 4.8+ average
2. Response rate: 90%+ (respond within 24 hours)
3. Cancellation rate: Less than 1% (under 1 host cancellation)
4. Completed stays: 10+ stays OR 3+ stays totaling 100+ nights
5. Assessment period: Every quarter (Jan 1, Apr 1, Jul 1, Oct 1)

Superhost Benefits:
- Badge on listing (increases trust and clicks)
- Priority support
- $100 Airbnb coupon annually
- Exclusive promotions and early access to features
- Higher search ranking
```

### Handling Negative Reviews

```
Response Framework:
1. Acknowledge the guest's experience (don't dismiss)
2. Briefly explain any context (without being defensive)
3. Describe what you've done to address the issue
4. Thank them for the feedback

Example:
"Thank you for your feedback, [Name]. I'm sorry the WiFi
was unreliable during your stay. Since your visit, I've
upgraded to a mesh network system to ensure strong coverage
throughout the home. I appreciate you bringing this to my
attention and hope to welcome you back."

Prevention:
- Message guests mid-stay: "How is everything? Anything I can help with?"
- This catches issues before they become review complaints
- Address problems immediately with an apology and action
```

## Legal and Tax Considerations

### Regulatory Compliance Checklist

```
[ ] Check city/county short-term rental ordinances
[ ] Obtain required permits/licenses
[ ] Register for local occupancy tax collection
[ ] Verify HOA/condo association allows short-term rentals
[ ] Verify lease allows subletting (if renting)
[ ] Obtain short-term rental insurance (or add rider)
[ ] Install required safety equipment (smoke, CO, fire extinguisher)
[ ] Post required notices (emergency exits, occupancy limits)
[ ] Maintain guest registry if required by local law
```

### Tax Obligations

```
Income Reporting:
- All rental income is reportable
- Airbnb sends 1099-K if earnings exceed threshold
- Report on Schedule E (or Schedule C if providing substantial services)

Deductible Expenses:
- Mortgage interest (proportional)
- Property taxes (proportional)
- Insurance
- Utilities
- Cleaning costs
- Supplies and amenities
- Repairs and maintenance
- Depreciation
- Platform fees (Airbnb service fee)
- Professional photography
- Furniture and furnishings (depreciate or Section 179)
- Property management fees
- Mileage for property visits

14-Day Rule:
- If you rent your primary residence 14 days or fewer per year,
  rental income is tax-free (no deductions either)
```

## Scaling to Multiple Properties

### Growth Path

```
Phase 1: Master One Property (Months 1-6)
  - Optimize listing, achieve Superhost
  - Build cleaning and maintenance team
  - Create SOPs for every process
  - Achieve consistent 70%+ occupancy

Phase 2: Add Property 2-3 (Months 6-18)
  - Use revenue from Property 1 for down payment or lease
  - Implement property management software (Hospitable, Guesty)
  - Hire dedicated cleaning team
  - Create unified brand across listings

Phase 3: Portfolio Growth (18+ months)
  - Consider rental arbitrage (lease and sublet with permission)
  - Explore co-hosting for other owners
  - Implement channel management (Airbnb + VRBO + direct booking)
  - Build direct booking website to reduce platform fees
  - Consider forming LLC for liability protection

Property Management Software Comparison:
  Hospitable (formerly Smartbnb): Best for messaging automation
  Guesty: Best for 5+ properties, full-featured
  OwnerRez: Best for direct bookings and channel management
  Lodgify: Best for building direct booking website
```

### Financial Analysis for New Properties

```
Monthly Revenue Projection:
  Average Nightly Rate x 30 x Expected Occupancy Rate = Projected Revenue

Monthly Expenses:
  Mortgage/Rent:          $________
  Utilities:              $________
  Insurance:              $________
  Cleaning:               $________
  Supplies:               $________
  Maintenance reserve:    $________ (5-10% of revenue)
  Platform fees:          $________ (3% host fee typical)
  Property management:    $________ (if applicable, 15-25%)
  Taxes (occupancy):      $________
  TOTAL EXPENSES:         $________

Net Operating Income:     $________
Cash-on-Cash Return:      NOI / Total Cash Invested x 100

Minimum Target: 15% cash-on-cash return for investment properties
```

## Common Mistakes to Avoid

1. Setting prices too low to get initial reviews (moderate discount is fine, 50% off is not)
2. Not having backup cleaning help (one cleaner gets sick, your turnover fails)
3. Ignoring local regulations until you get fined
4. Over-decorating with fragile items guests will break
5. Not documenting property condition between guests
6. Responding slowly to guest messages (kills your ranking)
7. Taking negative reviews personally instead of using them to improve
8. Not having a dedicated business bank account
9. Skipping short-term rental insurance (standard homeowner's won't cover)
10. Trying to manage 5+ properties without automation software


## Output Format

Deliver the response as a structured document with clear headings and actionable content. Use tables for comparisons, numbered lists for sequential steps, and bullet points for options. Include specific examples where applicable.

```
[Airbnb Host deliverable]
1. Context and objectives
2. Analysis or framework
3. Specific recommendations with rationale
4. Action items with timeline
```


## Example

**Input:** "Help me with airbnb host for a mid-size project."

**Output:** A complete airbnb host framework tailored to the specific context, with actionable steps, relevant considerations, and measurable outcomes.


## Edge Cases

- **Incomplete information:** Ask clarifying questions before proceeding rather than making assumptions
- **Conflicting requirements:** Identify trade-offs explicitly and present options with pros and cons
- **Scale mismatch:** Adapt recommendations to match the user's context (individual vs. team vs. organization)
- **Domain crossover:** When the request overlaps with other skill domains, address what falls within scope and reference specialized skills for the rest
