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I posted already on this subject. If comes to Booking there are many improvements. I love their PULSE. You can easily use it while on the road. You may close the room. respond to clients questions or use your template and have booking send answeres automatically.
I have templates on Airbnb but can not put them in any order, so I need to scroll each time to find the right template. There is no option for scheduling responses as well. The new calendar on Airbnb is not as good as it was, in my opinion.
Talking about rooms or all property in bough OTA's you may list your Villa and put minimum people the reservation can be made.
You may also list the number of room or separate rooms. Separate rooms work very well if you use ical. We have a system which allows syncing with Booking. Airbnb or any modern reservation system. We do not use it (you have to pay for it). I use Booking calendar as my basic calendar and sync it with Airbnb, Tripadvisor. It works very well.
Still, Airbnb service is the best. First I do not need to think of what to charge to cover Booking "free reservation". You place price and not worry about paying for AirBnB service!
I will talk about charges and payments on other Partner Community. Booking is open to any advises so if we all get together we may be able to convince them to change the way They do business with us, Partners.
All correspondence work if is read. I look at the copy of my email sent to guests through Booking.com and have my self hard time to learn what is about. It was so much junk added to the email. I have also proved that some guests do not bother to read them at all. As you can imagine they complain about communication later on. We have a guest who did not even know the address of our place or name not to mention phone or email number. She had information on a dead mobile phone. I'm pretty sure they are getting from Booking, reservation confirmation that can be print, but nobody does it.
You do not need much to get into trouble if the guest is unhappy from start on. I'm glad my son has a lot of patience, tolerance and he loves people.
You are right it's very difficult to predict ahead of time what to expect. It's wonderful that this lovely moment happened. It's worth more than money can buy.
We are renting rooms in Zakopane, Poland. My son has most of the time personal contact with guests. I'm managing all reservation and contacts on the computer. My role is to record all reservation, answer to guests questions check and respond to reviews.
I have trouble to figure out what is best to do to impress or satisfy guests. The several time when we upgraded rooms it did not work. Guest are suspicious do not believe that anything can be free nowadays. Most even do not thank you or write a nice review.
Fortunately there wonderful guests who enjoy their stay and everything we offer, but how to know ahead of time? How to recognize these good ONES.
We are in Poland and we pay VAT. On top of it, the local government requires us to collect tourist fee.
It's pain a neck to run after every guest since we do not have desk reception. I'm not sure what we should do if the guest does not pay the tourist fee. Should we report it?
We could add it to the room price but Booking will charge a commission from it like they charge a commission from VAT. Any idea?
Booking is rely bad. Pay us next month after guests check OUT not IN. We have 2 seasons Summer and Winter. When people staying from Dec.. and check out at the beginning of January we have to wait till February to see money. Very often we have to take loans to pay service, electricity, insurance and taxes. Taxes have to be reported up front months before we see anything.
If not AirBnB, who pays next day after guests check in, we would not survive.
Most of guests from Airbnb much nicer then one coming from Booking.
We do not run 1 mil $ properties but any cancellation heart us. I made restriction so if people do not serious they will not make reservation. We have 2 seasons that we can make some money and I do not like stay empty at the time when I can rent any place I have.
Before we trust people and even they did not pay we still kept room for them. Not any more. We making living and working hard for that. I discover that people respect us more for requesting down payment and being strict.
I do not understand your problem. You need to decide what you want to rent. House or rooms.
We're listing rooms in our Villa simply because we live there and people who want to rent Villa they do not like to share it with owner.
We have 5 rooms for rent each one has it's own bathroom. Guests share kitchen lounge, TV room and so on.
Very often Villa is rented for groups and we just close all rooms on Booking. It works well.