Renting Airbnb for Longer Than 28 Days

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    Renting Airbnb for Longer Than 28 Days

    I have an airbnb in London

    I just received an enquiry from a potential guest that wants to book my property for about 45 days

    What I want to know is whether there are any risks with this?

    I remember hearing something something like the guest have more rights after 28 days? And that it may be difficult to get your property back as the guest becomes an official tenant?

    Or did I dream all of this?

    #2
    It's more a question of why he wants the property. If its an extended holiday you should be fine, Airbnb rules aside. If its for any other purpose then it's possible that it will be an AST unless it's serviced by you, (eg cleaning, laundering bedding) at intervals throughout their stay.

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      #3
      What is key is the purpose of the letting, not its length. If you let a dwelling to someone to use for a month while he is working on a project away from home or as temporary accommodation while he is looking for somewhere to buy, then there is a risk, if all the statutory conditions are fulfilled, that the tenancy will be or become assured. If you let property for a holiday the tenancy will not be an assured tenancy. You do though need to show that you have no reason to suspect that the property was taken for anything other than a holiday. Whilst a holiday can be long, the longer it is the more eyebrows are going to be raised if the period is longer than most people have a holiday.

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        #4
        Here is a bit of background info.

        This guest previously stayed at my airbnb (under two weeks).The original purpose of their visit was due to work.

        The guest was great. During there stay they liked the property and asked whether they could stay for 6 months on an AST. I declined this request.

        However, still keen the guest says they would be happy to occupy the property for 2 months via Airbnb

        I assume the visit is for work again.

        Would it be best to split the 2 months into into two 28 day bookings? Or does one still need an AST?

        Comment


          #5
          Bit of background
          https://landlordlawblog.co.uk/2016/1...upation-types/
          I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

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            #6
            As Lawcruncher said, as the purpose of the stay will be work, it will probably be an AST. In this position I would decline as it could be messy.

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              #7
              If they’re renting somewhere while they’re working, it’s not a holiday let.
              They’re living there.

              Assuming their main residence is somewhere else, it won’t be an assured tenancy, but it might be a tenancy.
              When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
              Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

              Comment


                #8
                Originally posted by Mr. Sparkle View Post
                The guest was great. During there stay they liked the property and asked whether they could stay for 6 months on an AST. I declined this request.
                This would now ring alarms bells with me..... they wanted an AST, you said no..... they then want to stay longer than would be normal, thus possibly creating exactly what they wanted...... too risky, i would decline.

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                  #9
                  Sounds like they're setting you up.

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                    #10
                    And your lease may say that letting out your flat must be on an Assured Short Term tenancy agreement of 6 to 12 months, and no longer than 3 years.
                    Fall foul of your lease and you can be taken to court and lose your flat ( and stil have to pay the mortgage - in full - within 3 monts ) as you wil have no assets.

                    Comment


                      #11
                      Originally posted by Jon66 View Post
                      As Lawcruncher said, as the purpose of the stay will be work, it will probably be an AST. In this position I would decline as it could be messy.
                      1. Guest has stayed at my airbnb previously. The length of stay was less than 2 weeks.

                      2. The purpose of that visit was to have somewhere to stay while they did work in the area

                      3. Weeks later they have expressed an interest in returning

                      4. They have not stated the official reason for this potential visit

                      I was tempted to take the initiative and state that a stay of 28 days can only be accommodated if the purpose of their visit is due to a 'holiday'

                      Originally posted by Hudson01 View Post

                      This would now ring alarms bells with me..... they wanted an AST, you said no..... they then want to stay longer than would be normal, thus possibly creating exactly what they wanted...... too risky, i would decline.
                      I cannot deny that this thought has rung through my mind

                      However the guest was so lovely...

                      but then again, they’re all ‘lovely’, until they don't need to be..

                      Originally posted by ram View Post
                      And your lease may say that letting out your flat must be on an Assured Short Term tenancy agreement of 6 to 12 months, and no longer than 3 years.
                      Fall foul of your lease and you can be taken to court and lose your flat ( and stil have to pay the mortgage - in full - within 3 monts ) as you wil have no assets.
                      I should have probably mentioned that the property is a freehold house as opposed to a leasehold flat.

                      But that was great info. Thanks

                      Comment


                        #12
                        2 alone means it isn't (and can't be) a holiday let.
                        When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
                        Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

                        Comment


                          #13
                          The way around this might be to make it serviced accommodation as I suggested previously. I assume that you already supply bedding and a cleaner if its set up as Airbnb.

                          Comment


                            #14
                            Originally posted by DPT57 View Post
                            The way around this might be to make it serviced accommodation as I suggested previously. I assume that you already supply bedding and a cleaner if its set up as Airbnb.
                            Yes, my cleaner would attend every two weeks. The would clean common areas and give fresh sheets, towels etc

                            The guest would make two separate bookings each consisting of 28 days. After the first 28 days, I would attend to do a shedule of condition and perform any duties to make it a serviced accomodation

                            Does this sound like a good work around?

                            Comment


                              #15
                              Airbnb are keen for hosts to let for longer than the traditional holiday let. I have studio flat coming vacant and have looked at doing this with foreign students. (I already let a 1 bed house on Airbnb to tourists but for no longer than 5 nights.)

                              Mr Sparkle I don't see how you can make the Airbnb site work in 2 separate 28 day periods, You would have to have a day where the 'guest' actually vacated for a day to accomplish a 'holiday let'. Have you thought of that?



                              Freedom at the point of zero............

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