Coaching Blog S1 Episode 42 - Mark's Expert Tips: Enhancing Your Airbnb Listing - Jonathan's Masterclass

 

  

 

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hey Jonathan Mark Smith here it is uh Saturday the 6th of April I'm just having a a look at your uh Airbnb uh profile again uh it's been a little while since I did see it and I can notice a few improvements so uh let's have a look through and see if we can see anything else that we can uh improve on your on your we well on your your page um the first thing I I'll do is I'll just show you this you can get a uh a special link um so let's have a look at your

link yeah look you can actually get one a link um and I'll send you some notes on how to do this but you can get a link like something like mine is airbnb.com uhp snow guns and um uh you could get something like um yeah Balon the river something like that um so that might and it makes it a little bit more memorable and then you can go giving that out you can get cards printed business cards printed uh that sort of thing so that's something you should know about um I was going to tell you something about uh this save button but I I I won't um because it there is this thing with wish lists and it can be good and bad um you're better off to let people wishlist your property organically so find them and list them now your your very first photo this is this is not bad uh but is it your absolute best one and but I'd be tempted I really really would be tempted to think about getting a like a drone photo um over the river of your property you know something like that um something that's going to really bang because uh this is it's good it's much better than what you had but it's just it's just an interior if I could put it like that uh the light is much better and um thank you by the way I know I was spit direct with the feedback about some of these photos this is much better the light is much better I'm still not sure that they're professionally taken but uh it does look a whole lot better now you have set up a photo tour um and and so that's good um uh I was on a zoom call by the way you can speed this up so if it's too slow you can speed it up um I was on a some sort of Zoom yesterday and I heard that only 30% of listings have these things called Photo Tours uh and they help you to help people to visualize you know where they'll be staying so um they you're in the 30% so that's very good full bath through room uh these are better but um what I was saying is uh a lot of you've got to think about uh people look at their photos uh or will be looking at your photos uh often on a on a smartphone these photos are in uh landscape mode but mostly when you're looking on a smartphone you're holding your phone in portrait mode and so those photos they shrink down in size and it makes it uh smaller so see yeah I'm not saying it's easy now you still haven't got captions so I'd like to see captions in all of your uh photos let's let's go through some more yeah you need it in all of them you got to get rid of that um vacuum cleaner you got to actually uh properly stage the property for uh photography professional photo a professional photographer would have gotten rid of that so we don't want to see that um you could make again staging you could make that more discreet um uh I think I was critical of this photo uh in barbecue in the evening um we can't see the barbecue oh there it is okay so again that could be better um you could take the um take the cover off and uh like it would be okay to put in um the the best listings have not the the most photos but they have lots of photos uh you've got 26 which is good um this could be uh you know you could light that candle uh you could set the table you'd have a bottle of wine um okay well it's it's getting better now that's that's nice

um uh yeah see this is what I was getting at with that first photo we wanted to be really a killer photo that sets yours apart your property sets it apart local Wildlife hey is that um close by um yeah um I I think if I was you would go for something that sets your property apart from every other one um much much better good photo of the um of the kitchen um let's have another let's keep looking I mean much better captions in everyone would like to see a knife block uh airbnb's algorithm um will pick up

that and would promote your property more to this is for you and other people that might see this video uh it does and again caption um it knows whether when you go onto its website it you're allowing cookies and to be collected and these cookies um you know if you then go on foodie sites it and you're a guest it's going to um link a foodie with your property you know is when you it's just very subtle but anyway um good portrait though this one could be in portrait mode um they're all landscape aren't they every single one uh

not it's hard but again if you've got a professional photographer they can um they'll have the right tools for this they're much much better than before so okay um this one yeah it you probably could have uh managed that's a good shot of the showerhead um it's yeah so photos I think we've covered that um you're in a category called new um one one thing that um one thing that putting a drone photo in there would do is that maybe it would um these categories airb be has categories such as beachfront or Waterfront and I understand that your property is uh Waterfront and you can't be in the Waterfront front category you can't say oh I'll be in that category the algorithm picks for you and um if it doesn't see a photo of your property on the waterfront then how does it know that your Waterfront you need to you you you you'll be helping yourself by getting those photos right um okay bedrooms that's good um you want to do a WiFi uh speed test and you do that by going to in the app uh on your smartphone uh going to uh um your find your listing go to amenities and then go right down the bottom to Wi-Fi and there's a speed test that you can do there and if you've got 100 megabits per second um it will get it will attract um people that are looking for that uh Wi-Fi is one of those um it is one of those things ah it's good that you've got the Standalone high chair um children's books excellent um have we we got a um dedicated workspace um that that's just a desk uh again you can get these long stay people carbon monoxide alarm fantastic um Airbnb does have a free one um you could probably get another one um uh and Get It Free so I I'll send you a link for that and uh I can't see where you've got the dedicated workspace um no washing machine um and no dryer do you give I think for memory your property is on the like this is like a granny flat on your property if you do give guests access to your say your laundry then I'd I'd consider um putting this in it's it's very strange but I've had people um that have stayed in my places that literally have turned up and on day one they've got three loads of washing to do um and uh the longer people stay uh the stronger the chance that they're going to do washing so I would seriously give that some thought I think you'll find this is another little thing that will get you either more bookings or better uh better money so um checkin dates two night minimum um see

see yeah I I would okay I I think if I was you I would look at these things called custom stays so you can go to something I I send a link to you and I'm sure I've sent you this link called the complete guide to hosting uh go to that and there's a search box up in the top top Corner um called uh yeah what's a search box and just type in custo custom stay your calendar you can set up say for this this weekend now this is a long weekend uh why don't you um set a three KN minimum for that because chances are you probably get it um and your cleaning price uh there's a couple of ways to think about cleaning um if you if you price your cleaning at $300 people are going to have sky high expectations

um I'm telling you uh if you've got what have you got a three-bedroom house you've got a three-bedroom house and you can sleep six so you you have to for 50 bucks you actually have to supply linen uh that would be typically your um Essentials yeah so you're supplying towels bed sheets um bed linen uh so you've got to clean them for that price 50 bucks so um uh my guess is that your 195 per night is subsidizing that and like if people were staying two nights uh you've got the same amount of cleaning as if people were staying seven nights so well let's have a look at your let's see if you do give a a seven night uh discount no you don't so like um I would be tempted to have a a much higher price for two nights stay and then maybe give a a price break when people stay three nights four nights as as as they start to get longer then seven now the the the thing with the discounts is that the price the discount has to keep going up the longer you stay so let's go to uh well we can't yes we can't we can only go 21 nights um I'll clear these dates and we'll I'll see if we can get a a one month stay um yes so you've got you've got some longer stays there one two three nights okay but that these short stays can cost you a one month stay um yeah you seem to have a 21 night limit um and you don't give anyone a discount uh the longer the stay so

um well no no no no oh yeah okay 21 nights so okay well that might be deliberate um again school holidays I would absolutely set up um my guess is this this week is school holidays in case I'm wrong yeah so look look at longest days U three four um those custom stays you want to set those for um longer periods now how far in advance okay you're only allowing like six months in advance for now uh that October long weekend again just two nights for a long weekend [Music]

um okay but you have got a different price though so okay so you I think what you're doing there is you're using some seasonal pricing so that's very good um now let's have a look at what happens when you keep adding guests ah now you are okay that's what you're doing so as as people as there's more guests the price goes up a little uh so that's that's what you're doing with your

um that is what you're doing with your cleaning um you're charging it per person price so that's that's actually good so if if you've got let's say three guests that does not mean two people are going to use the the uh main bed and then like if there was three guest I would be thinking that they're going to use every every bed it might be three men uh three workers that are coming to town and doing doing um doing work now you don't allow

um I'm just seeing what happens with the price um if you have five infants uh with three adults it's the same price um and I'm not sure if you do have a travel cot but um think about uh some additional charges for additional travel cots and those sorts of things uh and I think I mentioned to you about um the families traveling uh you don't allow pets so you're going to miss out on you're very well suited like with the betting configuration with these bunks you're very suit well suited to um and you haven't got carpets so um you are well suited to having pets but you don't allow it and therefore you can't charge extra for it and you can often get like another $150 for the pet um to to have a stay so that's what I'm thinking um yeah you have got you know you've got a good location let's see if we can see anything on Jonathan the

host uh

now there's really nothing about you and I um there is a nice picture uh and uh you look like a a good fellow Jonathan but uh I'd like to see a little bit more about you and uh I happen to know that it's only something like about 2% of well sorry it's 2% of guests I believe have uh profiles uh and we want to see more hosts because you're a person and people are staying with you uh rather than staying at the local hotel you know so um it's one of those things that after covid people are are Keen to um connect with other people uh let's let's just go and see whether we'll just click on John and uh

Lynn yeah

um well here's a here's another example there's not enough hosts that have their profiles and um I mean it's you you know you really can't find out that much about um about you know people and their personalities so I'll just go back to your listing now um okay Jonathan we look uh check in after 3 uh doesn't have a checkout time so I would uh I would be setting one for 10 you can always give someone a later checkout um I would be setting that as a as an expectation otherwise you know what time do people know that they're due to check out I hope those uh tips have been uh helpful to you Jonathan um good luck with your listing take care

bye