1. Quick reality check before you spend money

Airbnb setup is not just buying nice linen and taking photos. You’re running a small hospitality operation in a residential property.

Sanity-check these first:

• Permission to host: mortgage terms, lease rules, building rules (if applicable), and neighbour impact.
• Time and response speed: guest messages, issues, cleaners, and re-stocking still happen on evenings and weekends.
• Wear and tear: higher footfall, more laundry, more maintenance, faster replacement cycles.
• Your “hosting style”: DIY, partially outsourced (cleaning plus maintenance), or fully managed.

If you want a simple overview of fees, payouts and how the platform works day to day, start with how Airbnb works for owners.

Not sure if hosting is worth the effort for your specific property?

2. Check rules, tax and compliance before you list

Even great properties can be a bad idea if local rules block the type of hosting you’re planning.

A sensible starting point is Your local laws and taxes, plus Legal and regulatory issues Hosts should consider before hosting, then confirm specifics with your council or local authority for your exact address.

2.1 Set a baseline safety standard

Guest safety is non-negotiable, and it’s also what protects your reviews and reduces disputes.

At minimum, review Home safety: Smoke and carbon monoxide alarms, then match your setup to local requirements.

Practical safety checklist:

• Working smoke alarms, carbon monoxide alarms where relevant, and clear instructions for guests
• A visible emergency exit route (simple is fine)
• A basic first aid kit and fire blanket (kitchen)
• A torch, spare batteries, and clearly labelled fuse box
• Secure handrails, no loose rugs, no exposed wiring

2.2 Fire safety, treat it like a professional

If you host in the UK, a strong baseline is the government guide Making your small paying guest accommodation safe from fire, which is designed for small guest accommodation and self-catering style setups. Outside the UK, use your local equivalent, the principle is the same: reduce ignition risk and make escape obvious.

2.3 Gas and maintenance checks (where relevant)

If your property has gas appliances, don’t guess. In the UK, follow the Gas Safe Register guidance on Landlord Gas Safety Responsibilities. For other countries, use the relevant licensed authority.

2.4 Understand insurance, and don’t rely on assumptions

Airbnb includes protections, but you still need the right cover for your property and situation.

Read AirCover for hosts so you understand what’s included, what isn’t, and what documentation you may need if something goes wrong.

If rules or costs are changing in your area, start with the numbers.

3. Prepare the space, then stock essentials that prevent bad reviews

Most early negative reviews are predictable: uncomfortable sleep, poor cleanliness, missing basics, confusing check-in.

3.1 Reset the home for guests (not for you)

• Declutter surfaces, cupboards and wardrobes, leave clear storage space
• Remove personal items and anything you’d be upset to lose
• Fix the obvious, wobbly handles, dripping taps, patchy paint, broken blinds
• Decide what you will lock away (owner cupboard)

3.2 Start with “expected” essentials, then add thoughtful extras

Use Providing essential amenities for guests as your baseline.

Essentials that stop complaints:

• Consistent towel and linen quality
• Enough toilet roll for arrival plus spare
• Hand soap and body wash, plus a backup
• Bin bags, washing-up liquid, and basic cleaning spray
• Coffee/tea starter, salt/pepper, a few dishwasher tabs (if applicable)

3.3 Build a simple inventory system

You do not need fancy software to start, but you do need consistency.

• Keep a one-page restock list (per room)
• Store two sets of linens per bed if you can
• Keep spare bulbs, batteries, remote controls and a universal charger

4. Create a listing that matches reality and attracts the right guests

A good listing is not “sales copy”. It’s accurate, specific and easy to scan, that’s what reduces refund requests and bad reviews.

4.1 Photos: prioritise clarity over glamour

• Shoot in daylight, curtains open, lights on
• Capture every sleeping space and bathroom clearly
• Photograph awkward areas too (stairs, low ceilings), it prevents complaints
• Include practical shots: workspace, coffee machine, parking setup, key safe or smart lock

4.2 Title and first five lines, earn the click honestly

Think: who is this best for, and why?
Examples:

• “Quiet one-bed with workspace, near station”
• “Family home with garden, free parking”
• “Central flat, walk to restaurants, lift access”

4.3 House rules: set boundaries politely, then enforce consistently

Common rules to consider:

• Quiet hours
• No parties or events
• Visitor policy
• Smoking rules
• Pet rules
• Rubbish and recycling expectations

4.4 Fees and pricing, understand your real margin

It’s easy to set a nightly rate and still lose money once you include cleaning, restocking, maintenance and platform costs.

At minimum, understand Airbnb’s fees and decide whether you’ll charge a separate cleaning fee. If you do, align it with Airbnb cleaning fees and what guests really expect so it feels fair and reduces backlash.

5. Set up operations, cleaning, check-in and guest messaging

This is where most hosts either become “easy five stars” or burn out.

5.1 Cleaning and turnovers

• Use a written checklist, room by room
• Add a photo standard for cleaners (key angles that prove readiness)
• Build time buffers for same-day turns, if you can’t reliably do it, block the calendar

5.2 Check-in that works when things go wrong

• Prefer self check-in where allowed, smart lock or key safe
• Provide a backup plan (spare key with a trusted person, or a lockbox fallback)
• Make directions idiot-proof: photos, landmarks, and parking notes

5.3 Guest messaging templates (save hours)

Create templates for:

• Booking confirmation and house rules reminder
• Check-in message with access steps
• Mid-stay check-in (“everything ok?”)
• Checkout instructions
• Review request

Prefer hands-off hosting, but still want strong reviews and steady occupancy?

6. Launch plan, get your first bookings without chaos

6.1 Do a “test stay” before you open the calendar

One night, either you or a friend:

• Uses the shower, kettle, heating, wifi, locks
• Sleeps in the bed
• Finds the fuse box, rubbish bins and spare supplies

6.2 First 3 bookings strategy

• Keep your calendar manageable
• Price for learning, not for maximising
• Fix small issues immediately, it compounds into reviews

7. When it’s worth using a management company

If you have a good property but don’t want to deal with guest messages, cleaners, pricing changes and maintenance coordination, management can be the right trade.

Questions to ask any manager:

• What exactly is included (pricing, photography, guest comms, maintenance)
• How cleaning is quality-checked
• How they handle guest issues and damage
• How often you get reporting and what it includes
• Contract length, termination terms, and owner use

FAQs

Do I need permission or a licence to host on Airbnb?

In many places, yes, at least registration, permits, planning rules or building restrictions can apply. Start with Legal and regulatory issues Hosts should consider before hosting, then confirm with your local authority.

What amenities do guests expect as standard?

Use Providing essential amenities for guests as your baseline, then add thoughtful extras that match your guest type (families, business travellers, longer stays).

Does Airbnb insurance fully cover me?

Airbnb has host protections, but they are not the same as having the right property and liability cover for your situation. Read AirCover for hosts, then speak to an insurance adviser if you’re unsure.

What’s the fastest way to improve reviews?

Cleanliness, accurate listing photos, smooth check-in, and fast helpful messaging beat “fancy decor” almost every time.