Do you want to increase your Airbnb income, but don't know why your bookings are low? You're not alone. Many property owners in Bulgaria and around the world make mistakes that reduce their income and worsen guest reviews. According to data from Airbnb, listings with low ratings lose up to 30% of their potential bookings. Often, the problem is not with the property, but with the way it is managed.
We, from Flat Manager, Based on our experience managing over 600 properties in Sofia, Plovdiv and Varna, we’ve identified five key mistakes that Airbnb owners make – often without realizing it. From poor photos to incorrect pricing, these mistakes can be costly. In this article, we’ll show you how to avoid them and turn your property into a favorite destination for travelers.
Mistake 1: Bad or amateur photos
Photos are the first thing guests see on your Airbnb listing. Dark, blurry, or amateurish images will turn off potential bookings, even if your property is great. According to Airbnb, listings with professional photos get up to 40% more bookings and can justify higher prices. Quality images build trust and highlight the unique features of the property.
Flat Manager case study: An apartment in downtown Sofia was experiencing low bookings due to photos taken with a phone in poor lighting. After a professional photoshoot organized by Flat Manager, bookings jumped 35% in two months, and reviews for “cleanliness” and “atmosphere” improved significantly.
Solution: Hire a professional photographer or trust our services. Tidy up the property before shooting – remove personal belongings and highlight key amenities like the kitchen and bathroom. Use natural light and shoot during the day. For vacation properties, add seasonal photos, such as a winter view of a ski apartment. Flat Manager can manage the entire process for you.
Attractive photos increase bookings, improve ratings, and allow for higher prices.
Mistake 2: Incorrect pricing
Pricing your Airbnb listing is crucial, but many owners get it wrong. Pricing it too high will turn away guests, especially in the off-season, while pricing it too low will reduce your revenue. According to Lodgify, pricing it incorrectly can lead to 20-30% lower occupancy. Often, owners don’t keep up with market trends or competing offers, which leaves them out of the game.
An example from our experience: An apartment owner in Plovdiv set a high price of 100 BGN per night in the fall, ignoring low demand. The result? Only 10% occupancy in three months. After we implemented dynamic pricing in Flat Manager, the price was adjusted to 70-80 BGN, and employment jumped to 65%.
Solution: Use dynamic pricing, like we do. Analyze prices of similar properties in the area across different platforms. Adjust prices based on demand – for example, increase them during holidays or festivals.
Proper pricing increases occupancy and maximizes revenue, providing a better ROI (return on investment).
Mistake 3: Poor communication with guests
Communication with guests is key to success on Airbnb, but slow or unclear responses can erode trust. According to Airbnb, hosts who respond to inquiries within an hour receive higher rankings and up to 25% more reservationsPoor communication – such as ignoring messages or unclear check-in instructions – leads to disappointed guests and low ratings.
Example from Flat Manager: A guest in an apartment in Varna requested extra pillows late at night. The Flat Manager team responded within 10 minutes and arranged for their delivery, resulting in a 5-star review praising “exceptional service.”
Aim to respond to inquiries within an hour, even overnight. Create templates for frequently asked questions, such as parking or Wi-Fi information. Provide clear check-in instructions, including photos of the entrance or lock. Flat Manager offers 24/7 communication with guests, which saves time and ensures a professional approach. Good communication builds trust, leads to 5-star reviews, and increases bookings.
Mistake 4: Insufficient property maintenance
A dirty property or broken appliances can quickly turn guests into dissatisfied critics. According to Airbnb, cleanliness is priority for 80% from travelers, and poor hygiene reviews reduce bookings by up to 35%. Skipped cleaning, damaged furniture, or leaky faucets create a sense of neglect that guests don’t forgive.
Example from Flat Manager: An apartment in Varna was getting mixed reviews due to irregular cleaning and worn towels. After Flat Manager implemented a regular professional cleaning schedule and replaced worn items, the property's rating went from 3.8 to 4.7 stars for three months.
Solution: Hire a professional cleaning company or trust Flat Manager for comprehensive maintenance. Regularly check appliances, lighting, and plumbing before each occupancy. Create a maintenance schedule that includes changing linens, checking mattresses, and deep cleaning carpets. A well-maintained property attracts repeat guests, boosts ratings, and strengthens your reputation.
Mistake 5: Ignoring guest reviews
Guest reviews are the calling card of your Airbnb property, but ignoring them can seriously damage your reputation. Not responding to reviews or ignoring criticism makes future guests doubt your trustworthiness. According to Airbnb, listings with active responses to reviews receive up to 20% more reservations, as they demonstrate commitment and professionalism.
Example from Flat Manager: An apartment owner in Sofia had a 3.5 star rating due to unaddressed Wi-Fi complaints. Flat Manager took charge, responded professionally to the feedback, improved the internet connection, and raised the rating to 4.6 stars in four months. Keep in mind that, unfortunately, your rating cannot be raised instantly, it takes time.
Acknowledge positive feedback with a short, personalized message. Respond to criticism politely, offering solutions or apologies. without arguing. Analyze reviews to identify recurring issues, like noise or lack of amenities, and address them. Proactive review management builds trust, improves ratings, and attracts more guests.
Conclusion
Avoiding five common mistakes—bad photos, incorrect pricing, poor communication, insufficient support, and ignoring reviews—can transform your Airbnb business. Quality images, dynamic pricing, quick responses, impeccable cleanliness, and active guest engagement increase bookings and revenue. According to Airbnb, well-managed properties achieve up to 40% higher occupancyBut managing a property requires time, effort, and expertise that not every owner possesses.
We at Flat Manager offer professional solutions that save you time and maximize your income. From listing optimization to 24/7 guest communication, we make your property a star on Airbnb.
