I have always, ALWAYS loved a good side hustle. I won’t embarrass myself by listing all of the side hustles I have tried over the years, but I will say that Airbnb has been hands down the most profitable. That said, it is also one that is NOT for the faint of heart. The amount of cleaning and home repair and appropriate furnishing that goes into this isn’t for everyone. What I didn’t know when I got started was that Airbnb would quickly become an (albeit miserably stressful) addictive way to make money and/or fund all of our vacations and weekend getaways.

I am a participant in the Amazon Services LLC Associates Program which means some of these links are provided as both a convenience to you in prepping for your first Airbnb rental, and I also will receive a small compensation if you purchase anything from the links.

When I started doing Airbnb, it wasn’t very well known and most people thought I was nuts. Now there are few people who haven’t at least heard of AirBnb, and I get asked ALL the time for how to get started and if I have any tips, tricks or ideas. I decided to purge everything I know into one blog post so I can send this to anyone else who asks me in the future!

Here are all the things you need to know before getting started.

I will also include links to my prep lists at the bottom. Those should include everything you need to do to prep your home ahead of time. I will also include some downloads for “to-do lists” that I print out and cross off before every single renter comes. All this will help earn your “Super Host” status, get you a higher price/night of rent, and make the turnover process less hectic.

Disclaimer: I am not going to lie…renting out the house you live in can be REALLY stressful. I am not one to swear often, but the days before a renter arrives are probably the best times to avoid being around me.

First things first:

Legality.

No matter where you are renting from, you need to know the laws of your city. Airbnb does NOT give very much guidance with this, it really is up to you to know what is what in your zipcode. In Portland, a recent law was passed requiring a very expensive permit in order to host and there are other taxes and things that I don’t know enough about to expand on in this post, but bottom line: don’t skip this step as tempting as it is. Pay your fees, do a little digging and start this biz on the right foot so you don’t end up regretting it. On this website they have a list to all of the states in the country and their various local regulations. Take the time to make sure you are legal!

Neighbors.

So if you are legal in your county, the next issue is potential HOA limitations. Check with your HOA guidelines and if THAT is squared away, I think it is a very good idea to contact your immediate neighbors and let them know your Airbnb plans. There is a likelihood your neighbors won’t be as excited about it as you are…do your best to explain how it works and maintain good relationships with your neighbors. This can make or break your experience now and in the future if the neighbors get upset! I always add in my House Guidebook that I live in a very quiet neighborhood and anything out of the ordinary WILL get reported. Whether or not that is true is beside the point, but keeping my neighbors happy is critical to the ongoing success of your rental.

Safety.

Aside from your personal and home safety, (a great article here by Airbnb on how they protect their hosts) there are also a few things that you will want to make sure you have available and on hand before you open your home up for renters. It is important that you are a responsible host and provide the necessary safety precautions in case any type of disaster strikes. Frankly, these things are good for you and your family to do as well.

• Include emergency procedures and contact numbers. Where is the closest hospital, urgent care, etc. Where is your fire escape route and post it in your Guidebook.

• Fire Extinguisher and a functioning Smoke Alarm, Carbon Monoxide Detector and that your home meets all safety guidelines for your area. It is recommended to have a smoke alarm on every level of the home and outside of every sleeping area. Test your batteries before you leave town!

• First Aid Kit and instructions in the Guidebook on where to find it.

• Go through your home and identify any potential hazards. Exposed wires, safe railings, and lock up dangerous items, and fix anything that could cause harm to a guest.

• Try and childproof your home or notify guests of areas of concern.

• Make sure you include in your guidebook how to use the heaters and where the breakers are located, etc.

Pricing things out.

You really do have to take into consideration your location. Homes in Hawaii are going to go for a higher price and may not even be as nice or as large as your home. You can’t overprice yourself or you won’t get any renters—or worse you will get bad reviews b/c you aren’t worth the price you are asking.

That said, I have found that the more beds you can offer, the better your photos are, and the more amenities you have available, the higher price you can ask. Especially when starting out, you are going to be at a disadvantage without any reviews…keep your price low enough to entice the first few renters and then you can steadily increase your price. I do NOT follow the pricing recommendations as I have found them to be far lower than the going rate in my area. I also change the price on weekdays (lower price) than weekends (higher price). Holidays, Spring Break, Summer, etc. can always be bumped up higher. Avoid just giving a blanket price for all open dates, you could miss out on rental opportunities and/or an increased nightly rate.

If you plan to hire a cleaner (I highly recommend this…the extra $150 you might save/make doing it yourself is really not worth it to me), be sure and price out how much they charge in your area and add that to your fee. Having the cleaner helping you get ready, is a game changer. I PROMISE your kids, husband, and dog won’t contribute nearly as much as you would like them to.

Photos.

I PROMISE I am not saying this b/c I am a photographer. But having good photos really is critical to getting your first and future rentals. Please hire someone (AirBnb offers many options for this) b/c it literally pays for itself. Studies have shown that hosts with professional photos have a 40% increase in earnings, 24% more bookings and can ask a 26% higher price than those who don’t get professional photos. Here is the AirBnb website for hiring one of their photographers. They have a lot of great info on why you should get professional photos of your home for this, so be sure and read their FAQ at the bottom. If you opt to use your smartphone, at least bump up the contrast and saturation in editing mode so the photos look as good as possible.

Communication.

You get credit for quickly responding to rental requests and questions and it goes towards your “Super Host” status. Don’t delay in responding, even if you have to stall by saying: “Let me check” or “I am on the road right now, let me get right back to you.” The goal is to get to Super Host which opens up some benefits and brings great satisfaction to a host well done. ;)

Your Home or a Vacation Home?

The trick when you live in the house you are renting out, is to find ways to make it feel as accommodating as possible to your guests. I have four kids, a dog, and a lot of stuff so this isn’t as easy for me as it might be for others.

The solution that I have come up with is to make my master closet the locked storage room.

I put all valuables, personal belongings, and any clutter that makes my house look like MY home instead of a vacation home in that closet. It makes me feel safer about leaving my stuff, gives me a great place to stash my stuff when doing the crazy pre-rental cleaning (reminder…this part is NOT for the faint of heart), and gives your home a more vacation rental vibe. I do not empty out every drawer and closet, though some hosts do. I do vacuum out the drawers and stash stuff I don’t want to share with strangers. It just isn’t reasonable for me to clear out every drawer and closet at this point, and I have not gotten any complaints about closet storage yet! :) Most people understand that when you live in the house you are renting out, there will be less storage available.

Home Rules and Guidebook.

This is probably one of the most important aspects of having an airbnb and the one that put my husband the most at ease with the whole situation. It also goes a long way to keeping the neighbors happy. I have a free download here with my house rules that you can use as a template. The last thing you want is to get calls or complaints from neighbors about partying in the middle of the night or coming home to your house smelling like smoke, an unexpected animal, etc. Your house rules list will evolve over time. Every time something new comes up, just add it to your list. I once had someone park their limousine in the driveway and block the whole sidewalk over night. I added “no limos in the driveway” to my list! :) The goal is to keep your guests safe, your neighbors happy and your home in one piece when you get back. It is well worth the time you put into this effort! Another easy tip is to include little notes (you can put these in plastic sleeves to put away and re-use for every renter, or even cuter these small chalkboard signs) that explain how to turn on electronics, where the coffee machine is, how to turn on the grill, where the fire extinguisher is, etc.

Set Expectations.

This is similar to the Home Rules, but I like to send out a message a week or so before the stay that is personalized and includes some travel information, the address, some places to eat (also included in the guidebook) and the key or garage code to check-in and of course the answer to the most often asked question: What is the wifi password???. I always ask if they have a preferred check-in and check out time a week ahead or so ahead of time so that I know what to expect, and can try and accommodate a different time than what is listed if it works for my family’s schedule. I have a very clear print out of the check out procedure that I include in my House Guidebook as well as in the Master Bedroom, and family room. I want to set my renters up for success and I especially want to come home to a clean house. I also set out a framed copy of my current wifi password in nearly every bedroom, as well as in the guidebook and in the expectation message I send ahead of time. I STILL get people who ask, but much fewer now that I bombard them with that info!

Clean and then keep cleaning.

I include a cleaning fee as part of my rental fees. This money does cover the cost of the cleaner, HOWEVER, the amount of cleaning I do before each rental far exceeds the basics of cleaning toilets and the microwave. There is nothing that will give you a negative review faster than stray dog (or worse, HUMAN) hairs, dirty clothes in the basket, or a bed that looks like it was slept in. Everyone wants a clean place to stay. You WILL get a bad review if your house isn’t in top shape. I have included a cleaning list that I check off before every rental in a download here.

Honesty is always best.

For the love. Please don’t lie. Don’t let your images indicate more space or more rooms or a better situation than what the guests show up to find. Under Promise and Over Deliver. Do not be shady about this to get the booking b/c it WILL come back to bite you with a bad review. Not worth it. Be completely and utterly up front in every possible way. I include my limited parking, my very quiet neighborhood, my distance from the airport, that I own a dog, etc. etc. do not hide anything, it will guarantee you get better reviews!

Hospitality.

The very MOST fun part about renting out your home is when all of the cleaning is done, the beds are all made with fresh sheets, your bags are all packed and you get to add that little bit of extra that makes people feel loved and welcome. Some ideas for things i try and do that has given me good feedback:

• I usually provide a welcome basket with coffee pods for our Keurig (I don’t even drink coffee but I am an anomaly so I am still sure to provide it for my guests).

• I sometimes provide cookies or baked goods on cute display for when they arrive.

• I have “do not disturb” signs that I place with water bottles, hand soap, travel size lotions and shampoo/conditioner for each room.

• Flowers are always a hit and an easy way to add a homey touch.

• I also have a little notebook in my Guestbook that allows for comments etc. and I leave a little personalized note thanking them for visiting. It is another way of setting you apart and making your guest’s experience the best it can possibly be. Before I purchased an official guestbook, I would just print out some of these pages and put them in a sheet protector inside the Welcome book.

What are fun things to do in your area?

Start a list of the “Best Of” in your area. Some ideas for this include:

• Favorite restaurants. You can even break this down into types of food or make it cute by rating each restaurant or telling a story about some of your favorites (“here is where I met my husband for our first date” etc.). It makes it less tedious for you, and helps your renters get to know you a little better and then are more likely to take better care of your home and again leave a kinder review.

• Where your favorite/closest movie theatres are.

• Target (b/c everyone wants to know where the closest Target is!)

• Your favorite or the closest grocery store. Include stores that sell gluten free or specifics that might not be easily “googled”.

• Include coupons or mailings that have clippable discounts for your favorite locations.

• Include seasonal activities and locations. In Portland, we have some amazing berry farms that are available in the summer. Include a seasonal list for fall, winter, summer and spring to make it easy for guests to know what to do when they arrive.

Guests love your insights and they appreciate the hospitality AND they are more likely to leave stellar reviews when they feel like you have extended yourself in this way.

Go the Extra Mile with Supplies.

Try and think of things you would appreciate having available if you were away from home or on vacation and be sure and leave those things out, or purchase them so they are available for your renters. Some ideas for this:

• Leave snacks in your pantry,

• soda in the fridge,

• shampoo and conditioner,

• a hairdryer,

• Makeup remover wipes

• the iron and ironing board,

• Feminine products,

• Hand soap in every bathroom and at kitchen sink

• Toothpaste and spare toothbrushes are cheap and welcome to guests who may have forgotten their own.

• Disposable razors,

• cotton balls and q-tips

• bandaids, Advil and first aid supplies,

• Leave your Xbox and games out,

• books to read,

• have blankets by the couch, and let them know where your games are.

• Have plenty of options for your guests to have an amazing time at your home.

These things aren’t often used by the guests, but it looks good to be prepared and is extra awesome (and gets you great reviews) when the need arises and your stash saves the day!

Be Reasonable.

Try and be flexible with your check-in and check-out time. If their flight gets in early or they have had a long drive and arrive before the approved check-in time, try to accommodate if possible. It helps set the tone for the stay and ensures a better review.

Simplify.

Use a keyless lock for your front door so that guests can get in and out easily without worrying about a key and also if you won’t be available to meet them when they arrive. Also, don’t check in with them during their stay more than to verify that they got in or to reply to their requests and questions. They are on vacation and don’t want to be chatting with their host the whole stay.

Use AirBnb’s Tips. They are helpful!

Not surprisingly, AirBnb has quite a few tips that are quite helpful to clean up your listing and give you the best opportunity for success. Read the tips and follow them where you can. With the exception of the pricing tips, which I have NOT found helpful (at least in my area), the other tips are usually great. Here is a clip of the tips available for my current listing:

Family (and Friends) on Board.

Not going to lie here. My family and friends think I am CRAY CRAY for doing this to myself and my family. People will ask you questions like “doesn’t it gross you out having other people sleep in your bed?” or “do you hide all of your photo albums and underwear?” or “do you think people install cameras during their stay and are watching you when they leave?”

The truth is, I am maybe more laid back than most about some of this stuff, but did it make me feel weird at first? Yes.

So much so that I have a giant bin labeled “AIRBNB” that has sheets, mattress protectors, towels and all the things I use just for the renters. They get their own things that I wash and bleach and put away for the next set of renters. I am not sharing towels, linens, bedding, etc. with strangers. I just create a system that makes me feel safe and makes it not weird for me at all anymore. I used to hide all of my photos and photobooks. I don’t anymore. I still hide underwear and anything that makes me feel weird in my locked master closet. I don’t worry about video cameras b/c we have 6 Echo Shows in our house and so we are probably being watched by the government or Amazon all the time anyway. ;)

All trepidation aside, when you get the Paypal notification that your renters have paid (usually 24-48 hours after check-in) and it is covering all, or most of your family’s weekend getaway…you get over any weird feelings quick.

Not everyone will approve. You decide what you are comfortable with, and figure out ways to work around the things you are uncomfortable with and then start booking that trip to Disneyland!

Downloadable Printouts

Here are some of the things I print out before every rental to help me feel less overwhelmed. I am a list maker after all. Feel free to edit these to suit your home’s specific needs.

Here is my Checklist before the cleaner comes list.

Here is my Guest Turnover if I am out of town and hiring a friend or neighbor to do the turnover from one guest to the next for me.

This is my room by room cleaning checklist.

I think this covers the basics. I have had so many people ask me questions over the years, that I am hoping I covered everything, but if I DID miss something please ask in the comments below and I will get back to you with answers! If you use this link to start up your airbnb you get $25 extra when your home books for the first time.