Interiors & Lifestyle: How to Create a Successful AirBNB in Your Spare Room.
As many of you know, I’ve been giving my house deposit saving a big boost by letting my spare room out on AirBNB. It’s something I’ve done for years, I originally started it to help out when I had an operation and couldn't work and then I’ve been doing it intermittently since then. But in the flat I’m in I’ve been able to attract a lot of guests because of its central location and consistent demand.
I’ve learned a lot over the years about what makes a good stay for guests and also processes that make it easy for me. I know when I’ve put something out on Instagram before I get a lot of questions so hopefully this will clear it all up!
How often Can I Let My Room?
This really depends on your set up. If you own your home most mortgages don’t allow AirBNB lets where you let your whole home while away but the good news is you may be able to earn up to £7500 a year tax free as long as you’re in your house while you let it. If you rent your home it is unlikely you will be able to do this above board without written permission from your landperson. I rent and have cleared it with my landlady who is also a friend so I’m in a good position however I am not about to take the piss with it and have some strict considerations in place: all guests must have at least two old reviews and full verification, I try and make sure there aren’t too many guests coming in and out by setting a two night minimum, I don’t take guests for longer than a week and I am very clear in my communication that guests must be respectful to my neighbours and keep voices/noise down at night and I don’t allow phone calls in the room after 10pm so the travelling voice doesn't disturb my neighbours.
You can check the current laws on tax on AirBNB here.
USE CALMING COLOURS.
Choosing a tranquil palette will set the scene for your guests. You don’t need to go all out but you can nod to a place to relax by painting one wall. Mine is Silver Eucalyptus from Valspar whereas I left the rest of the room in Timeless by Dulux (cost effective).
Pay attention to bed linen (more below), blankets and throws. I keep mine neutral so they are easily accessorised and blend into the room. Then think about how all your elements are going to sit together. Will wood or black accents be calming within your room? When choosing wall art make sure it’s complementary and creating a mood of calm.
BLOCK OUT LIGHT.
I know this is really important for me so I put a lot of emphasis on it. I lucked out and blinds in exactly the right measurements appeared on a Facebook group so I snapped them up for the grand old price of a massive thank you and a bottle of wine but a roller blind or black out curtains would be appreciated by light sensitive guests. Also, if your room gets a lot of sunlight or passing eyes your guests might appreciate a bit of privacy without blocking the light with some light diffusing curtains.
My spare room started at the front of the house that faced south so a black out blind was essential for keeping the room cool whereas the back room that faces north which is now the guest room overlooks the garden which isn’t so light but does mean often I’m in the garden when guests are chilling in their room so a slatted blind made sense here to create some privacy without blocking light.
The Essentials.
I’ve been doing AirBNB on and off for around eight years now and I’ve found that guests needs are different where you are based. When I was in a market town in the South Downs my listing attracted hikers and people on holiday for a weekend but in Brighton I get a variety of guests: people on placement at the nearby hospital, couples on a city break, wedding guests, family of those that live nearby and people flat hunting. When I was in the town there weren't nearby cafes so it was only right to offer breakfast to get them started before hiking whereas in Brighton my home is surrounded by a number of cafes so I found the breakfast I was supplying was going to waste and so I stopped altogether. Have a think about what the majority of your guests will be visiting for and plan your essentials around that.
I include a small TV with Netflix signed into my account, a multi port charger, towels, a hairdryer, hanging space for clothes, a fridge, crockery, cutlery, a kettle with local tea and coffee, some glasses and of course a comfy bed dressed with good quality linen. It might seem like a lot but you’ll soon recoup this money back before you start making a profit.
In terms of a bed - if you don’t already have one I bought a simple IKEA frame and mid priced mattress. But bed frames are readily available on Facebook Marketplace. Some years later, guests always comment on how comfy the bed is and it was worth spending a extra £100 on a mid range mattress rather than the basic one that would soon start sagging.
Where To Go Gold.
Think of yourself as 3 or 4 star and make sure your guests are comfy but there is no need to break the bank. Pairing some luxury items with more cost effective items will still give your guests comfort and aesthetic without you spending all of your first years profits. I definitely added to the room the more bookings I got but to start off with just be clever with the items you spend more on. For me this was bed linen - thoughtfully chosen bed linen can make a room. Go for pure cotton or linen and avoid white - trust me as people will come with fake tan, red lipstick they are too tired to take off and the odd one will decide to eat a curry in bed. You’ll be fighting a losing battle. Go for beige or brown colours instead which are still neutral but a bit more forgiving with stains. When I first set up the room, I bought all the bed linen, quilts and pillows from La Redoute on account and paid off with the earnings from my first three bookings. Now I buy this set from Ikea and have two on rotation and they are cheap to replace if I need to.
I find that a couple of really nice mugs will add to their experience too. Source some gorgeous good quality mugs from a nice local indy shop and it will make having a cup of tea a joy and give them an upgraded experience from their home environment.
Create an attractive Listing.
First think about what is your main offering. For me is was a cosy, calm space to take a break from the bustle of Brighton life. Think about your selling point and try a few headlines out settling on the one that sounds right to you.
The right photos will make the hugest difference, I know I’m biased here and I was able to do my own but I highly recommend that you invest in these. A local photographer might surprise you with a rate for a spare room. AirBNB also offers photographers so it would be a good idea to take advantage of this. When taking your photos make sure the lights are off - having lights on may be warm and cosy by eye but in photos just makes the room look dark. You are aiming for bright, aspirational photos
To set a price, research similar listings near you and try out the automatic pricing to see if it aligns. For me it wasn't aligning for the time I was putting in so I took into consideration what rooms nearby were going for and what they were offering. I am slightly below the market price as I don’t offer access to a kitchen and I don’t charge a cleaning fee as I do it all myself.
Make sure you have any notable dates set for the right price. For instance, Brighton Pride is massive every August and rooms go for silly prices. I didn’t want to take the piss by hiking the price to silly amounts but also wanted to recognise I could get a bit more for the room on this weekend. Same for new year and Valentine’s.
Your security
Sometimes your schedule and your guests preferred check in time don’t align so having a lockbox can really help on those occasions. But having strangers let themselves into your home can be a little unnerving. There’s not much I can say to reassure you on that because AirBNB is built on trust. But what I would say is make sure you determine what criteria you want your guests to have before they can book. Having Instant Book turned on (guests are able to book without you manually approving) can increase your booking rate but it does mean you don’t get to vet them as much as without. However, you can ask for certain things before they can book without a request: for me I want them to have at least 2 good reviews and full identity verification. If they don’t have these things they can send you a request which you can choose to decile on accept. I am incredibly strict on not taking guests without reviews because I have my neighbours to consider too - some declined guests have lashed out but just be matter of fact about taking security to your home seriously.
You aren’t able to see peoples photos before you have accepted their booking - I understand why AirBNB have done this as it tackles discrimination but as a single woman I wish there was something in place to manage that - there is a listing near me who lists the listing as female only but that presents it’s own exclusion issues. What I would say in all the years of doing AirBNB and hundreds of guests coming through the door there have only been a small handful of guests that I’ve felt uncomfortable with - it’s worth having a back up plan if you’re not vibing with your guest. I can stay in the van but also have a very protective dog who will come to bed with me if I ask him and I have a lock on my bedroom door. But you could have a friends sofa ready for you if you need it.
Make It Easy on Yourself.
By choosing bed linen and towels of waffle cotton that are all of one colour means you only need to put one wash on between guests saving you time and helping reduce carbon footprint.
Also, set how you want to use AirBNB. For me it just isn’t possible to keep the kitchen and open living space clean enough to make sure I get the reviews I need to maintain my good rating consistently because of my job and the dog - it would just be too stressful. So I don’t allow guests access to those. Instead I have set them up with a fridge and kettle and they get something akin to a hotel room which I am very transparent about in the listing.
In regards to communicating with your guests, you can create automated emails in AirBNB which is a brilliant time saver and saves you having to repeat yourself and forgetting things. I have one going out to every guest on booking which explains check in process, that it’s important to me they communicate their check in time and where they can find parking information. I then have another message that goes out a week before to remind them to let me know of their check in time and reiterate any house rules.
Then, an email that goes out on the first evening of their stay to just reassure them that they can message me through the app and they can flag up anything they need to during their stay and I will do my best to help. Finally, another one goes out the evening before check out to remind them where they can leave keys, where the rubbish goes and what time check out is and they can leave bags if needs be.
LITTLE TOUCHES.
When planning your room, have a think about the things you need when you stay away. Maybe you can’t sleep without your camomile tea at bedtime or you need a dark room to sleep (as above). Things like teabags from a local tea company and some fabric freshener is always appreciated by my guests.
Does your room have considerations for noise? I live in a flat that was poorly converted so I supply earplugs in a pot for guests. Make sure you declare anything like this in your listing so guests know what to expect as some people are very noise sensitive so it’s best to be transparent to avoid them having a bad stay and you getting mediocre reviews.
I found adding a guest book in was a great way for me to gauge how guests enjoy Brighton and use the space. A little note in the front urges them to share recommendations and favourite moments and I love to read what people got up to - things that aren’t obvious to me and golden to other guests.
I have added hook racks all around my guest room - people always comment on how handy it is to be able to hang bags, towels, coats and sponge bags.
Routine.
Make sure you are checking in with your AirBNB calendar regularly - will you have a big day on and unable to turn the room around while you are at work? Block it out. I have a days grace either side of a booking set automatically because I know if a guest checks out at 10am I won’t have time to turn the room round before a check in at 3pm.
I know this sounds silly but make a list of your process. It helps you feel less stressed about the turnaround. Mine goes a little like this:
Put bed linen in wash
Empty bins and check under bed for rubbish/discarded socks
Clean crockery, fridge and anything else
Wipe down all surfaces including light switches and lamps
Make bed
Clean bathroom
Hoover all shared spaces and guest bedroom
Once bathroom is dry go over all mirrored and glass surfaces with glass cleaner and lint free cloth
Top up teabags, sugar and coffee
Turn on side lights for mood lighting
Fold clean towels to leave out for guests
Spray with a calm essential oil mist
Summary
AirBNB can be an excellent way to save for something or to ease the rising costs of living. It’s so much more flexible than having a lodger and you can choose the dates you want your room to be available. It’s an excellent option to have when you have a tight month or a period of high costs. Once you’re in a routine with it it can be easy to turn the room around and while you have to keep your house very clean, you benefit from that too. It’s been great for me over the years while I worked towards being a homeowner.
Any questions do let me know in the comments, I’ll be happy to answer!