Manifest Photos for Lodging Properties

By Joseph Romain
Published: 12/16/12 Topics: Comments: 0

When putting a property into the rental program, it is necessary of course to shoot advertising photos of a home. But there are many other photos that may prove useful later when attempting to help guests, describe the problem or deal with questions or problems. These are call Manifest Photos. Here are examples:

In general photos should be taken of every closet, nook and cranny, such as:

- The inside of the refrigerator and freezer

- Inside of cabinets, with doors open. Kitchen, bathroom, store rooms.

- Inside of garage and any outside storage closets or buildings.

- Inside of fireplaces and wood stoves.

- Underside of sinks to display pipes.

- Backside of toilets, showers

- Lighting fixtures up close. (labeled by room)

- Furnaces & Air Conditioning units.

- Thermostats & Controls

- Stereos, TV's, DVD's & Cable/satellite controls close up.

- Underside of decks and patios.

- Roofs as best can be seen or photographed.

- Behind TV's, couches, etc.

- Both sides of Doors. Locks (Close ups)

- All furniture, front and back.

- Mattresses without coverings.

- All areas of the yard & Driveway.

- The view from the property out in all directions

- Photos of neighbor buildings from the property.

- Roads as they approach the property.

Of course this takes some extra work maybe just an hour or so. But the photos are indispensable when dealing with guests or owners on the phone and should be retained for insurance purposes. With the advent of digital cameras and cheap hard drives, there is no real printing cost so taking and keeping Manifest photos is just a good idea.

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Author: Joseph Romain, Signatours
Blog #: 0324 – 12/16/12

Setting Property Refund Policies

By William May
Published: 11/08/12 Topics: Comments: 0

Because policies vary by property good managers ask Owners their preference about guest refunds and cancellations. It is not always possible, and most owners do not want to be involved in the small but inevitable situations where guests are due, or demand refunds.

Cancellation Policies:

For "Deadline" cancellation policies, such as "Cancellable up to 7 days prior to occupancy" guests are allowed to cancel without reason but prohibited from doing so after the deadline.

For "Non-cancelable" bookings, such as during high seasons, refunds are not allowed simply because guests change their minds. This is necessary to avoid loss of revenue not caused by the property, owner or manager.

Resell Policy: In all cases, upon Guest request, Managers will attempt to "Resell" non-cancelable dates in order to refund the Guest's payment, less a rebooking fee. The possibility of resale is not guaranteed.

Legitimate Reasons:

For valid problems, such as the loss of hot water, kitchen fixtures, etc. managers seek resolution by relocating guests, offering discounts or rescheduling but may offer partial or full refunds, including for non-cancellable bookings.

No-Fault Reasons:

When guests seek refunds due to factors beyond the control of the property, owner or manager such requests are usually refused. In the spirit of Goodwill, the manager may offer minor credits, vouchers for future stays, gifts or other courtesies.

Owner Choices:

Even during non-cancelable dates, some owners prefer to extend refunds for most any reason. Rather than make unilateral decisions Mangers ask Owners when they would prefer refunds be granted.

Evaluating and setting reasonable policies is something that must be done before a single guest is booked. Only with pre-planning can guest refunds be knowingly administered.

• For aborted stays (Guest departs or is evicted for noise, parties, etc.)
• For which of these would you issue a refund? Would your owner clients agree?
• For money? (Just realized I can not afford it)
• For change of plans? (Going to Disneyland instead)
• For area conditions? (Lack of sun or snow)
• For bad weather? (how bad)
• For road closures?
• For car break downs?
• For travel plans (forgot to buy airline ticket)
• For dissatisfaction? (Just did not like unit)
• For invalid complaints? (Clean towels, not thought clean)
• For insufficient space? (Brought undisclosed extra invitees)
• For amenities? (Wanted, but did not specify HBO)
• For inoperable amenities? (such as WiFi)
• For event cancellations? (such as concerts) i
• For parties not allowed? (More people than disclosed)
• For pets not allowed? (Not requested at time of booking) </l
• For smoking not allowed?
• For health of family member? (not traveling with guest)
• For death of a family member? (not traveling with guest)
• For health of a planned fellow traveler?
• For death of a planned fellow traveler?

Keep in mind that refunds come directly out of the property owner's pocket.

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Author: William May – Volunteer, Vacation Rental Association
Blog #: 0333 – 11/08/12

Vacation Rentals Enhance the Neighborhood

By William May
Published: 08/15/12 Topics: Comments: 0

Drive down most any neighborhood today and you may see a difference from a decade ago.

In that time, especially in recreational areas such as ski resorts, ocean and beach areas, lakes and mountains there is a new vibrancy. The change is even visible in many city and suburban destinations and all for a reason that some in the neighborhood feared.

Vacation Rentals have gone from being common only in resort areas such as Hawaii, the Caribbean, ski areas and beach communities to having become mainstream in just about every corner of the world, every country, every city and every neighborhood.

NEIGHBORHOODS SPRING TO LIFE:

They are especially welcome in neighborhoods where tourism supports the local economy and pays the bills. The hotel industry has continued to grow but, according to some experts, vacation rentals have grown at an inspiring 30% for the past decade. And why not?

Second Home owners are a well meaning lot. They buy their places intending to visit often, for extended periods, to bring family and gift to friends. It’s a great deal but many owners soon realize they have other things to do too. On average, a second home owner stays just 20 days per year in their dream home.

Prior to the Vacation Rental Boom, these homes sat quiet, empty and forlorn when the master and mistress of the home were not in residence. In controlled neighborhoods rules required lawns be mowed, and garbage be taken in. But in some areas, it is common to see 90% of the homes sitting dark and foreboding most of the year.

INTERNET SHARING:

The idea on the internet started slowly enough - why not share your home with paying guests, when not in residence. Of course, earning rents sounded like a good idea. But having guests causes the house to spring to life. Guests turn on the lights, use the pool, toast marshmallows around the fire, or in winter snuggle around the fireplace.

Most vacation home renters are families anxious to spend time with their children, adult siblings and maybe even grandpa and grandpa. Multi-general uses are common and this too benefits the home. It brings new people to the community, some of whom become intrigued to buy a home there for themselves.

The old saw that vacation rentals are for "parties" was never true and isn’t true today. Along with Internet growth, a stable of professional management companies has arisen who require credit cards, deposit systems, written contracts, strong rules and regulations. These pros are close at hand to serve the guests, maintain the property and answer to the neighbors.

REGULATIONS:

Smart communities have seen fit to set reasonable regulations for vacation rental homes such as limiting occupancy and vehicles, requiring quiet hours and an onsite manager. Smart owners embrace regulations to keep neighbors happy. And smart neighbors appreciate a community that is alive with children, smiles and families having fun.

Long-term rental tenants sometimes fail to maintain homes in good condition. Short-term vacation rental owners must keep homes up to snuff to attract guests, and with higher rental income they have the money to do so.

Communities that prohibit rentals outright are finding courts disagree with them because doing so eliminates a basic right - to rent property as the owner sees fit. Knowing vacation rentals have been shown to be good neighbors the move to regulated responsible rentals is the only method that addresses the needs of all concerned.

Vacation Rentals are a boom for local businesses, help home values rise and introduce a brand new traveler to the area - the traveler who today demands a vacation rental home for longer stays, when bringing family and when hoping to savor the destination for all it has to offer.

SHARE AND SHARE ALIKE

In addition to Vacation Rentals the Internet’s new "Sharing Economy" stands to subtlety change many other aspects of how people live their lives.

Going to a grand hotel for grand service will never go away. Stopping for a quick night at a convenient motel makes long trips easier. And now Vacation Rentals allow property owners to share their homes with responsible guests. It lights up the neighborhood, keeps home in good condition and shows the communities hospitality.

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Author: William May – Volunteer, Vacation Rental Association
Blog #: 0234 – 08/15/12

Glorious Days on Washington State Beaches

By William May
Published: 05/15/12 Topics: Comments: 0

With winter still ebbing, the arrival of spring and even summer like conditions reminds us that the long days of sun and fun are upon us. A quick trip to the Coast of Washington State reveals that 80 degree temperatures are not here yet but the bright beating sun surely is.

So it is time to plan your summer at the beach. Vacation Rental managers are not yet sold out but will be soon. To get your choice place get off the couch and make that call today. Or checkout the wide range of properties on any of the websites offered by the Vacation Rental association such as WashingtonCoastVacationRentals.com.

The need for sun protection wasn't on the packing list and what a mistake. Thursday at Ocean Shores dawn brought calm, little wind and a great many visitors out on the streets, in the shops and restaurants and driving, walking and riding bikes on the beach.

"This is the earliest crowds we've seen and it’s a happy site for shopkeepers, "Said Jennifer Sturm who along with her husband Michael operate a unique Gift shop "Flying Cats" located on the Point Brown Boulevard, one of the main drags leading into town.

"The town is lucky to receive visitors year round and business is always good, but summer is when the crowds swell and our shop is often so packed the customers jostle each other around the merchandise," said Michael.

Washington coastal waters often feature big frothy waves but this week the water was calm and fishing boats from Westport Harbor trolled up and down not far off the beach.

Just weeks before, razor clam digging had been in high season and that too brought a steady stream of cars down the roads leading to the South Beaches including Westport Washington as well as to the North Beaches, how to Ocean Shores, Copalis Beach, Moclips and other small enclaves.

Lu Ann Kolten, owner of Beachy Day Vacation Rentals in Westport reports, "The winter was good this year other than a week in January which brought us our first deep snow fall in many years.".

Patrick Kolten, Lu Ann's husband and a native of France said, "I get every morning and find myself beaming along with the bright sunshine. We have many cabins, homes and condos ready for visitors if they call early."

To make reservations for late spring, memorial day, summer and later you can see beach rentals from the WashingtonCoastVacationRentals.com.

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The Vacation Rental Association (www.Vrai.org) is a not-for-profit association of vacation rental owners, managers, suppliers and others who support the industry. VRA sponsors numerous local websites. In Washington State those include WashingtonCoastVacationRentals.com, OceanShoresVacationRentals.com and WestportVacationRentals.com.

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Author: William May – Manager, Goldener Resorts
Blog #: 0207 – 05/15/12

Government Officials Driving Tourism Economy Away

By Ron Lee
Published: 04/16/12 Topics: Government Comments: 0

Businesses, Chambers and tourism groups in every destination throughout the United States are spending money to grow their tourism segment of their economies.

That is a wise move.

Tourism is a clean, responsible industry that brings in visitors anxious to shop, attend events, tour attractions, rent lodging, and pay the taxes that go with them.

Manufacturing, distribution and other market segments sometimes seem more attractive to civic leaders, but those businesses are hard to attract, require years of courting and subject towns to intense review and - for many - rejection. Plus, big industries can leave town far quicker than they arrive, dumping lots of people out of work. Like it or not, Vacation Rentals are here to stay.

All destinations will have some luck and attract some visitors with good advertising, promotions, public relations and business participation.

Trouble is, however, many will fall short of their potential. Sometimes what the area offers just doesn't compare well with other desirable destinations. But another big mistake is when local government officials fail to offer what consumers want. Today, that one big thing is tourists who ask for, and even demand, access to good, clean, upscale vacation rental homes.

For at least a decade, the vacation rental industry has been exploding. Even during the recession the number of visitors who demand to stay in a house or condo instead of a hotel room has continued to climb.

So it is surprising to find small communities, who beg for tourists, then kill the industry by disallowing vacation rentals, making it ridiculously expensive to get permitted, or making them impossibly difficult to get approved.

They implement overzealous regulations and requirements that they would never impose on long-term rentals or full-time residents. What is good for the goose is good for the gander - as the old saying goes. So, if leaders believe that vacation homes must have new standards for health and safety, then why do they not require them for everyone? Failure to do so is just old fashioned hypocrisy.

 

On a recent trip to a beautiful Washington State Destination, a review of city and county rental regulations revealed a lack of insight by elected officials.

A clerk at the county office said, "We don't have any rentals in many areas of the county and it's surprising because some of the areas are so beautiful." she then paused and added, "Or maybe that's because vacation rentals aren't allowed there." Duh.

 

The geography of the area is gorgeous. The land is pristine and beautiful, with cute villages, attractive shops and periodic festivals and events. Agriculture is big business with products esteemed worldwide.

There are a number of conventional well-kept motels and cottages. But there are also properties that have seen better days and detract from the scenery. Many appear abandoned. They are not shabby chic, they are just plain shabby.

New home developments have been stymied by the economy, although some recent additions bode well for demand. Peeking out among nicely kept homes, are houses and cottages that have seen better days. Many of those, as well as some of the nicer second homes, sit empty year round, even during the busy summer season.

The reason?

City and county officials have made short-term vacation type rentals illegal, or permits difficult to get. The up to $750 annual special use permit is one of the highest known in the country and requires begging neighbors for permission, and having the kind of inspections that would cause long-term rental home owners to go ballistic. With the inspections and other nonsense they require, costs can exceed many thousands of dollars.

And for what reason?

Like most areas, the reasons cited are that vacation rental homes "could" get used as party houses. Or that "Tourists drive cars through the neighborhoods and sometimes the trash isn't taken out to the street on time." complained one person at a county "scoping session."

No one wants trouble in their neighborhoods, but these possible issues never materialize. Some neighbors even say they "do not want people in the area that I don't know personally." Supposedly, "It destroys the character of the neighborhood", whatever that means.

There is no right in the Constitution that you must know and like your neighbors. But it is a foundation of American liberty that owners have a bundle or rights related to their real estate, including the right to right them out. So much for freedom.

In jurisdictions where rental permission is more easily obtained, but just as rigorously policed, and where owners must engage a competent local manager or management firm, problems do not happen.

The County even caved into neighbors in one desirable neighborhood who don't want "to have different neighbors each week," as the County clerk explained. Fear of problems is valid, but refusing entry to visitors feels a lot like simple xenophobia, the "fear of others."

A local real estate leader, who wished to remain anonymous, said, "You know the reasons for the lack of vacation rentals is regulations, don't you? Most people just won't spend the money to see if their neighbors will allow them to rent." How come the expensive applications fees are non-refundable, if the permit is denied? Looks like just another shake-down by officials.

Communities who enacted vacation rental prohibitions years ago, are seeing the light and revising laws to allow vacation rentals in all residential areas with proper permitting; and the requirement that properties be occupied within reasonable rules.

Doing otherwise scares away visitors. Consumers have decided they want to stay in vacation rentals and no amount of meddling in the free market by officials will dissuade them. Take away vacation rentals and they are sending visitors elsewhere, while local shops, restaurants and attractions lose out. It is not just home owners who lose.

The cities and counties where vacation rentals are allowed gain fee income; shops, events and attractions do more business; additional jobs are created; and tourism taxes flow.

Let's hope that officials in counties and communities, all over the country, wake up and stop killing the tourism business they so desperately need - by giving consumers what they want - many more vacation rentals.

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Author: Ron Lee – Volunteer, Vacation Rental Association
Blog #: 0212 – 04/16/12

Sponsor: VRAI – As a fast growing industry we need your help and support. Join today to learn, share and promote your properties. – VRIA.org