All content gets pushed to Airbnb from Felix.
The majority of settings, including descriptions, occupancy pricing, length of stay (LOS) discounts and others can be found in Settings > Channel Manager > Airbnb > Specific Content.
The first block of settings relate to some general property content settings, including the property type and cancellation policy.
The second block of settings are all about the descriptions.
We suggest the following for Airbnb description content:
Name: A nice, short, catchy name that sells the property.
Summary: A short paragraph (around 100 characters) of one or two sentences which summarises why someone would want to book this property over others.
Access: A short description of what access guests will have, eg. 'You will have access to the entire property'. You would include in this section any areas that are restricted to guests, eg. locked cupboards/rooms.
Check-in: We suggest 'You will be provided with instructions for check-in via our Guest Portal after booking.'
House Manual: We suggest 'Our Guest Portal will provide all communication before and during your stay. This will also provide our house manual.'
Interaction: State what interaction you as property manager will have with your guests. Our suggestion is the following: 'We leave you to enjoy your stay in privacy. We are available to answer any questions over the phone. If there is something that requires attention during your stay, we will be able to attend. We will be able to get to the property usually within an hour.'
Neighbourhood: We suggest 2 paragraphs about the neighbourhood, one describing what is so good about the area in general, the other the attractions in the local neighbourhood.
Notes: This section is useful to define any bookings you will not accept, and if you prefer a minimum age of guests (though please note Airbnb considers it discrimination to restrict booking by age so you cannot actually restrict bookings in this way). You can for instance state 'No functions, parties or schoolies'. You may also come up against issues surrounding the request of ID and credit card scans which we request via Duve. At the suggestion of Airbnb, we have included the following in this section for client listings: 'Once your booking is confirmed, you will be directed to our Guest Portal Duve. Prior to check-in, you will be required to complete an identity check by scanning your licence/passport and credit card before being provided with your arrival instructions. This provides security for the owners of the property so they are comfortable that you are who you say you are and you have the documents to prove it (similar to a hotel check-in procedure). We do not charge your card, nor does it get stored by our system, and you are welcome to block out some numbers, but please note that our Guest Portal has the highest level of PCI compliance available. This process is necessary due to the fact that we have a self-check-in system.'
Space: This is the most important sales pitch for your listing, along with the summary. There are limits on the amount of wording you can send via any XML integration with Airbnb (not just Felix), so we suggest two paragraphs to describe the space. I like to use one paragraph to describe the rooms and general design of the property, and the next paragraph to describe the amenities which make the property attractive to stay in.
Transit: A short description of how to get to the location of the property, eg. 'The property is a one hour drive from Perth'.
Pre-booking message: This is a new feature which allows you to define a message which is shown to the guest when an instant booking is made. Please note, this message will not appear if a guest is sent a special offer, or if they have been sent a pre-approval.
The following settings are defined elsewhere:
Cleaning Fees, Security Deposit:
These settings are pushed out to Airbnb from the Settings > Channel Manager > Property Content > Room Content page.
However, any fees set here will be uplifted according to the price multiplier set on the Settings > Channel Manager > Airbnb page. See this article for more information.
To stop this happening, you can set fees in the custom section of the Airbnb Specific Content page, right near the bottom in the Custom section.
To avoid the security deposit being uplifted from $500 by the stated price multiplier, you would enter 'SECURITYDEPOSIT 500' in the custom box. That would then make sure that, regardless of the price multiplier, the guest will be charged a $500 security deposit.
A full list of the custom setting options can be found by click the ? icon next the Custom box.
Prices and Minimum Stays:
Base prices (before being uplifted) and minimum stay settings come from PriceLabs. If you want to change these, you need to do this from within PriceLabs.
If you want help setting your base price, we suggest reading this article.
You can also consider purchasing a PriceLabs Market Dashboard to drill down into statistics in your local area.
Photos:
Photos are determined for all channels and your website in Settings > Booking Engine > Pictures. Please see this article for instructions on uploading photos.
View Content:
Once you have updated your content settings, you can double check what is being pushed to Airbnb from the Settings > Channel Manager > Airbnb > View Content page. The first column is the name of the setting, the second column column contains a link to where that setting is pushed from and the third column shows the content currently being pushed to Airbnb for that setting.