Is airbnb putting me out of business after 15 years? Because Something Is...

[Basil Fawlty]

We have been up and running since 2005. We are a smaller b&b - just four rooms - in Kitsap County, Washington State. We're an hour from downtown Seattle by the Bainbridge ferry. We noticed in 2014 that a few properties in our area were on airbnb, and decided to join as a vacation rental as our guest quarters have their own kitchen. We still booked smartly at our usual pace - we're near a lot of wedding venues with indoor facilities - but in 2017 something happened that disturbed us. We noticed our b&b bookings fall precipitously in the spring and summer by nearly 50%. However our vacation rental bookings picked up and we made just up to our usual earnings, but only just. This year - are you ready for this? We have no, and I mean no b&b bookings going forward starting now in March. Vacation rental bookings, yes - but no forward bookings. This is weird and scary for us. Here's our website : www.greencatbb.com Is it the website? Too old fashioned ? the proliferation of now around 167 airbnb "hosts" in our part of the county? The new casino hotel that just came in? That we're not on any OTAs anymore? (Trip Advisor and Bookingcom are DRACULA's CHILDREN) I would be grateful for any observations - and I can take the criticism, so don't be shy. Thanks

 

[Generic]

Well, there are lots of factors, but start small... floral patterns are definitely out, so update the rooms and bit and get some new pictures. Check your rates compared to others. The OTAs do help us, but we are careful with how, when and why we use them. Most of our summer books well before we even give them inventory.

What are you known for? Why should people stay with you?

 

[Basil Fawlty]

Well, there are lots of factors, but start small... floral patterns are definitely out, so update the rooms and bit and get some new pictures. Check your rates compared to others. The OTAs do help us, but we are careful with how, when and why we use them. Most of our summer books well before we even give them inventory.

What are you known for? Why should people stay with you?.

Its a mystery. Good questions, though. Thought we had the answers, but time to take another look.
Many thanks.
Green Cat

 

[dumitru]

The photos, the outdated website and the errors on the website are what would keep me away (unless I really needed this location).
P.S. I would address the "Cat" part on your homepage. Maybe a small sentence as to why the name.
Do you have cats? Many of them? Is the place stinking of cats? None of that is mentioned on the homepage...

 

[Jcam]

for me and As an owner I prefer people be honest with me
(1) picture of the property is wonky - to me looks a bit amateurish and do it yourself I would feel concerned that property is run that way - most of the other pictures are much better.
(2) all that info on the home page is a bit much - maybe a booking for groups page? to get some of that off.
(3) do you want international visitors? if so we don't use Vacation rental - We use the phrase Self Catering - make sure its in there somewhere so we know what it is you are selling.
(4) from the pictures it looks like you do weddings? if so there is no information about this anywhere

 

[JimBoone]

Website:
Let's say my daughter fusses at me and says some of my photos need to be rotated slightly so the main portion looks level. My choice is more pages with less info on each page, but that's just me.
OTA's:
Did you use them and get booking in that manner in the past, if that your change or a portion of the change? Is there other promotion that you can do to get your name in front of potential guests?

 

[Basil Fawlty]

for me and As an owner I prefer people be honest with me
(1) picture of the property is wonky - to me looks a bit amateurish and do it yourself I would feel concerned that property is run that way - most of the other pictures are much better.
(2) all that info on the home page is a bit much - maybe a booking for groups page? to get some of that off.
(3) do you want international visitors? if so we don't use Vacation rental - We use the phrase Self Catering - make sure its in there somewhere so we know what it is you are selling.
(4) from the pictures it looks like you do weddings? if so there is no information about this anywhere.

Thanks for the feedback.

 

[Basil Fawlty]

The photos, the outdated website and the errors on the website are what would keep me away (unless I really needed this location).
P.S. I would address the "Cat" part on your homepage. Maybe a small sentence as to why the name.
Do you have cats? Many of them? Is the place stinking of cats? None of that is mentioned on the homepage....

Many thanks, and no the place certainly does not stink of cats... Whoa.

 

[dumitru]

The photos, the outdated website and the errors on the website are what would keep me away (unless I really needed this location).
P.S. I would address the "Cat" part on your homepage. Maybe a small sentence as to why the name.
Do you have cats? Many of them? Is the place stinking of cats? None of that is mentioned on the homepage....

Many thanks, and no the place certainly does not stink of cats... Whoa.
.

Just to be clear, I didn't mean to sound negative or aggressive, but I expected to find out the story behind the name. Usually people are happy to explain how they came up with a great name
P.S. I had a cat and my mother has 5 cats. I know how a place can be when there are cats around. That's why PERSONALLY I would be interested to know (before booking) if there are cats in the house.

 

[Jcam]

The photos, the outdated website and the errors on the website are what would keep me away (unless I really needed this location).
P.S. I would address the "Cat" part on your homepage. Maybe a small sentence as to why the name.
Do you have cats? Many of them? Is the place stinking of cats? None of that is mentioned on the homepage....

Many thanks, and no the place certainly does not stink of cats... Whoa.
.

Also there seems to be a link to pictures of owners quarters? which doesn't work - but not sure why its there at all? why is your personal private space relevant to their stay?

 

[gillumhouse]

The photos, the outdated website and the errors on the website are what would keep me away (unless I really needed this location).
P.S. I would address the "Cat" part on your homepage. Maybe a small sentence as to why the name.
Do you have cats? Many of them? Is the place stinking of cats? None of that is mentioned on the homepage....

Many thanks, and no the place certainly does not stink of cats... Whoa.
.

Just to be clear, I didn't mean to sound negative or aggressive, but I expected to find out the story behind the name. Usually people are happy to explain how they came up with a great name
P.S. I had a cat and my mother has 5 cats. I know how a place can be when there are cats around. That's why PERSONALLY I would be interested to know (before booking) if there are cats in the house.
.

Me too because I am allergic to cats.

 

[Basil Fawlty]

The photos, the outdated website and the errors on the website are what would keep me away (unless I really needed this location).
P.S. I would address the "Cat" part on your homepage. Maybe a small sentence as to why the name.
Do you have cats? Many of them? Is the place stinking of cats? None of that is mentioned on the homepage....

Many thanks, and no the place certainly does not stink of cats... Whoa.
.

Just to be clear, I didn't mean to sound negative or aggressive, but I expected to find out the story behind the name. Usually people are happy to explain how they came up with a great name
P.S. I had a cat and my mother has 5 cats. I know how a place can be when there are cats around. That's why PERSONALLY I would be interested to know (before booking) if there are cats in the house.
.

Me too because I am allergic to cats.
.

Oh dear. Thanks for the heads up.

 

[Basil Fawlty]

The photos, the outdated website and the errors on the website are what would keep me away (unless I really needed this location).
P.S. I would address the "Cat" part on your homepage. Maybe a small sentence as to why the name.
Do you have cats? Many of them? Is the place stinking of cats? None of that is mentioned on the homepage....

Many thanks, and no the place certainly does not stink of cats... Whoa.
.

Just to be clear, I didn't mean to sound negative or aggressive, but I expected to find out the story behind the name. Usually people are happy to explain how they came up with a great name
P.S. I had a cat and my mother has 5 cats. I know how a place can be when there are cats around. That's why PERSONALLY I would be interested to know (before booking) if there are cats in the house.
.

no of course not.
Not negative or aggressive at all.
what was your mother's house like? did that affect your posting?

 

[Basil Fawlty]

The photos, the outdated website and the errors on the website are what would keep me away (unless I really needed this location).
P.S. I would address the "Cat" part on your homepage. Maybe a small sentence as to why the name.
Do you have cats? Many of them? Is the place stinking of cats? None of that is mentioned on the homepage....

No seriously - thanks for the supportive feedback.

 

[Basil Fawlty]

The photos, the outdated website and the errors on the website are what would keep me away (unless I really needed this location).
P.S. I would address the "Cat" part on your homepage. Maybe a small sentence as to why the name.
Do you have cats? Many of them? Is the place stinking of cats? None of that is mentioned on the homepage....

Many thanks, and no the place certainly does not stink of cats... Whoa.
.

Just to be clear, I didn't mean to sound negative or aggressive, but I expected to find out the story behind the name. Usually people are happy to explain how they came up with a great name
P.S. I had a cat and my mother has 5 cats. I know how a place can be when there are cats around. That's why PERSONALLY I would be interested to know (before booking) if there are cats in the house.
.

Me too because I am allergic to cats.
.

Goodness, that statement must affect your bias. But thanks for the comment.

 

[Basil Fawlty]

Well, leave it to this webpage to cleave to its snarky response mechanism. I said I could take criticism , but insult and snark are not helpful. For those who responded with honestly helpful responses, - thank you. For those who took an opportunity to denigrate - bugger you.

 

[dumitru]

Well, leave it to this webpage to cleave to its snarky response mechanism. I said I could take criticism , but insult and snark are not helpful. For those who responded with honestly helpful responses, - thank you. For those who took an opportunity to denigrate - bugger you..

Why would anyone here have the intention or the benefit of "denigrating" you?
You asked if we see something wrong with your website and the way you present the property. People took a look and explained some of the things that "pop out". When you look daily at something - you stop noticing a rusty hinge or a hole in the wall. That's why people ask outsiders for feedback.
Why get so defensive when people provide you free, honest feedback?
Could this defensive attitude be affecting your business?

 

[Generic]

Well, leave it to this webpage to cleave to its snarky response mechanism. I said I could take criticism , but insult and snark are not helpful. For those who responded with honestly helpful responses, - thank you. For those who took an opportunity to denigrate - bugger you..

I think you are reading too much into what people are saying. I don't see the tone that you are suggesting. I think people are trying to be helpful and truthful, sometimes to a fault.

 

[notAgrandma]

I'm hesitant to provide any feedback because I don't want it to be interpreted as "piling on", so please take my feedback with as many grains of salt needed! Your main question was in regard to Airbnb and whether it is impacting your business. I can almost certainly guarantee that it is because Airbnb is impacting all of us. I see that you're advertising on Airbnb. How long have you been on their site? Do you receive any bookings via Airbnb? The difficulty is that most traditional B&Bs have to charge higher rates per individual room vs Joe Schmo down the street because it's our livelihood, not just extra spending money. Have you thought of offering a "bare bones" pricing for single room rentals on Airbnb? Perhaps exclude breakfast and lower the rate? It looks like you're making good use of the "Cleaning fee" on your full house rental, which allows listings to show up as a lower rate in the search results, then the cleaning fee shows up in the price breakdown. Reduce your rate on the single rooms & tack on a $40 cleaning fee to make up the rate difference. (sneaky, but it works!)
You will most likely have better luck with the entire house rental on Airbnb than the single rooms. However, your photos on Airbnb aren't really emphasizing the amenities that renters get with the entire house rental. Can they use the kitchen? If so, include one excellent photo of the kitchen instead of all of the photos of benches & statues in the garden. Pare down the number of pictures and focus on specific WOW factors. Show one great photo of the garden, one photo of the deck, etc. I recommend removing the 3 photos of a cat. Follow these same guidelines with the photos of your rooms. Have one great photo of the room, like the pic you have of the master suite that shows the bed, sitting area & fireplace all in one photo. No need to show it from 4 different angles.
Follow these guidelines with your webpage, too. Since your page is hosted by Acorn, I'm not sure how many changes you can make without being charged for them. It's excellent that your webpage is mobile friendly, and the navigation menu is great. However, there's way too much text and a lot of random photos. Mobile users are looking for brief descriptions. No one is going to scroll 4 pages down on their phone to read all that text. The same trend is happening on desktops. Pare your descriptions down to the main points. Your main header scrolls through a TON of photos. Pick your best 5 high-resolution photos. Show the outside of the house, one room, a breakfast, and maybe the common area. Here's a website that's a good example (not mine, but also designed by my web host): https://www.hilltophousebb.com

 

[notAgrandma]

Oops, forgot to mention OTAs in my looong response. Not listing on OTAs could be hurting your bookings. I hate them with a passion, but I do receive a decent amount of bookings through them. One year, Expedia made up over half my bookings during August, our 2nd slowest month. Do you know what percentage of your bookings were received via OTAs?
One last item: pay close attention to your Google business listing. More & more guests are using Google as their primary source of info about your B&B. Some folks don't even bother to click on the "Website" button. Encourage guests to leave Google reviews. Post new photos to your Google business listing often to keep your content fresh & boost your SEO. Unfortunately, listing on an OTA is also a component of your Google listing. If you don't list on an OTA, your rates and availability won't show up in your Google business listing.