{"id":13872,"date":"2017-09-27T07:00:12","date_gmt":"2017-09-26T21:00:12","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=13872"},"modified":"2017-09-27T07:00:12","modified_gmt":"2017-09-26T21:00:12","slug":"property-investing-and-airbnb-the-great-unknown","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/property-investing-and-airbnb-the-great-unknown\/","title":{"rendered":"Property Investing and AirBNB: The Great Unknown"},"content":{"rendered":"

Airbnb may have gained a reputation for disrupting the hotel industry, but it\u2019s also making big waves in the property game as well.
\nIn the past, short-term or holiday leases were seen as a very niche part of the rental property market. With Airbnb, that is changing \u2013 though where some see opportunity, others see risk.
\nIn our discussions with real estate agents, anecdotal evidence has filtered through that Airbnb may offer an opportunity to leverage higher returns than what can be achieved with a standard rental.
\nOne agent, whose client purchased a high-end property in Sydney\u2019s Eastern Suburbs for around $2m, said the property\u2019s new owner had come up with a savvy plan: he would rent the property via Airbnb during the summer months, a move that would generate enough income to cover the entire year\u2019s worth of mortgage expenses.
\nCome autumn, any additional income generated for the rest of the year would then be positive cash flow \u2013 and the owner intends funnel those surplus funds into his mortgage, to pay it down in rapid fashion.
\nThis sounds like a powerful strategy in theory. However, what are some of the practical considerations and the risks that investors must be mindful of?
\nMANAGING YOUR AIRBNB INVESTMENT<\/strong>
\nOne aspect of a holiday letting strategy that you must consider up front is the amount of time you will have available. Essentially, with Airbnb you become an owner-letter, which means you are responsible for all of the tasks your property manager would ordinarily perform on your behalf.<\/p>\n

“Essentially, you become an owner-letter, which means you are responsible for all of the tasks your property manager ordinarily performs on your behalf”<\/em><\/h2>\n

Answering enquiries, processing bookings, taking payments, liaising with tenants, managing reviews, meeting guests on site and showing them the property, dealing with key handovers with dozens of different vacationers every year\u2026
\nThese are just some of the tasks you\u2019ll need to add to your to-do list.
\nIf you already work full-time or have a packed schedule, you may want to consider whether an Airbnb strategy is practical.
\nA more passive, standard lease arrangement may be less profitable, but it will also be less work.
\nRISKS OF AN AIRBNB STRATEGY<\/strong>
\n\u00bb\u00a0\u00a0 \u00a0Property damage<\/strong>
\nThis is the big one that has landlords so concerned. Without the benefit of a quali\ufb01ed property manager to screen guests and manage repairs, how do you know the people sleeping in your property each night are going to treat it properly? With Airbnb, security deposits are generally not required, though there are solid terms and conditions that guests must agree to beforehand. Either way, property insurance is a must.
\n\u00bb\u00a0\u00a0 \u00a0Insurance<\/strong>
\nA consumer research study by IAG in 2015 found that 54% of Airbnb hosts surveyed did not know whether their own home and contents insurance would cover them hosting guests. This is a huge risk to take when you consider how expensive it could be to repair damage to your \ufb02oors, walls or appliances. Airbnb offers \u2018Host Protection Insurance\u2019, but the validity of this insurance when a property is sublet by a property\u2019s tenant is still up for debate.
\n\u00bb\u00a0\u00a0 \u00a0Income<\/strong>
\nMany people dive into an Airbnb strategy with grand plans to make a big profit. However, the risks of receiving a cyclical income via a holiday home rental mean that you may end up making little to no money from your property for days, weeks, or even months at a time. The only way to offset this is to plan your cash flow so that your high occupancy periods are a buffer for your stretches of low or no income. You need to be realistic and understand what your average rental income is likely to be over the entire year, because you may not attract tenants year-round. Keep in mind, too, that traveller cancellations can impact on your cash flow.
\n\u00bb\u00a0\u00a0 \u00a0Neighbourly disputes<\/strong>
\nYour decision to use Airbnb \u00a0may be one that doesn\u2019t sit well with your neighbours, especially if it means they will be sharing stairwells, facilities and amenities with a rotating roster of strangers. These problems can arise with any property investment, but speci\ufb01c risks apply to holiday homes.
\nBe mindful of your neighbours (and your neighbourhood) when devising your Airbnb plan, as you don\u2019t want to create stressful relationships in pursuit of a profit.
\n\u00bb\u00a0\u00a0 \u00a0Regulatory risks<\/strong>
\nYou need to ensure that you have the appropriate permission and meet the local regulations governing holiday rentals, in order to avoid compliance action by councils. This may be challenging as the rules change from time to time, and legislation is evolving at quite the pace. We look at the legal aspect of Airbnb investments on the following page.
\nThe future of property rentals?<\/strong>
\nWhen all is said and done, is an Airbnb strategy worth investing your time and effort in? The answer depends on the individual, though one thing is certain: the share economy is here to stay, and its evolution is likely to impact on the property industry further in the years ahead.
\nWhile there are clearly some pro\ufb01table upshots of leveraging Airbnb as a landlord, there are also plenty of risks to be aware of, so as with all things related to investing, it pays to do your due diligence.
\nThis type of strategy won\u2019t suit all properties, nor will it match well with every investor\u2019s risk profile.
\nConsider these factors when deciding \u00a0whether it\u2019s worth investigating further:
\n\"\"<\/p>\n

“While there are clearly some profitable upshots of leveraging Airbnb as a landlord, there are also plenty of risks”<\/em><\/h2>\n

AIRBNB: WHEN TENANTS BECOME LANDLORDS<\/strong>
\nAirbnb is changing the landscape of short-term accommodation in cities around the world. The service, and its part in the share economy explosion, has captured attention and headlines in a way that is rivalled only by the ride-sharing taxi service Uber \u2013 and this has potential big impacts for property investors.
\nFrustratingly, there are no federal laws governing rentals, and each state and territory has its own rules and guidelines regarding Airbnb lettings.
\nAs an exercise, Aitken Lawyers surveyed 20 properties that were listed on Airbnb in localities in Sydney where there was a high incidence of rental accommodation. Because the properties did not list their actual addresses on Airbnb, we looked for properties where photographs of
\nthe listings had a street number or other identifying feature on the front of the building. We were then able to identify the property on Google Maps and check its history through Domain.com.au.
\nOf the 20 properties we looked at, 14 were listed on Domain.com.au as rental properties. We can\u2019t publish the results of the properties listed for privacy reasons, but we believe the\u00a0figures re\ufb02ect a situation that should be of concern to landlords.
\nThe question of legally letting out rooms around Australia on Airbnb differs considerably from place to place. In Tasmania, in February this year, the state government unveiled a new share economy policy that, from July 2017, allows Tasmanians to rent up to four rooms without a permit.
\nIn Sydney, councils have been threatening ratepayers who list their properties on Airbnb with \ufb01nes, and in Melbourne one landlord went all the way to the Victorian Supreme Court to evict her tenants because they were subletting on Airbnb.
\nThe Melbourne example involved tenants listing their rental on Airbnb while they went on holiday. The judge in the case overturned an earlier ruling by the Victorian Civil and Administrative Tribunal, finding that the tenants were subletting in contravention of a clause in their rental agreement.
\nThe owner, Catherine Swan, said at the time that it was important that, when leasing properties, landlords had certainty regarding who their tenants were. Since that case, real estate agents have moved to include speci\ufb01c reference to Airbnb in tenant leasing arrangements, but owners should be aware that there are a lot of short-term rental services on the internet that offer the same sort of arrangement, including Gumtree and HomeAway and numerous others.
\nImportantly, anyone listing on Airbnb signs up saying they are the owners of the property. Airbnb requires that those signing up either own the property or have consent from the owner to list the property. It may be that a tenant, listing their rental on the service, is acting fraudulently if they haven\u2019t received informed consent from their landlord to list the property \u2013 which is especially important when considering claims made for damages or injury under homeowner\u2019s insurance.
\nInsurance providers, for their part, have advised that they will seek to recover funds from a tenant if a guest causes accidental or malicious damage, but the situation is more uncertain if a guest is critically injured.
\nEven more troubling are the insurance risks of letting a room on Airbnb referred to in a NSW State Government report released in October last year, which discussed the possibility of insurance coverage not being valid if councils\u2019 Local Area Planning laws are broken \u2013 coverage may be denied in these cases.
\nIt is worth consulting an insurance provider on how to insure against the risk of guests injuring themselves. Take, for example, the case of a death in an Airbnb rental in Texas in 2015, when a Mr Stone tried out a rope swing in the property\u2019s backyard and the branch of the tree it was tied to broke and fell and he was killed.
\nWhile Airbnb now offers Host Protection Insurance of up to $1m, there are still too many unknowns to be certain that this insurance will cover people who are letting on Airbnb illegally.
\nLandlords who \ufb01nd that their properties are being illegally listed on Airbnb as short-term accommodation can pursue a claim that\u2019s similar to Catherine Swan\u2019s in Melbourne. In such a case, the landlord should serve their tenants with a notice of breach of their lease and seek orders for the possession of the property, or demand that their tenants remove the listing. Also, be sure to include clauses in rental agreements that specifically deal with short-term occupations or short-term rentals, including Airbnb.
\nFor more articles like this, visit www.yourinvestmentpropertymag.com.au<\/a>
\nOriginally published as: http:\/\/www.yourinvestmentpropertymag.com.au\/property-management\/property-investing-and-airbnb-the-great-unknown-238059.aspx<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"

Airbnb may have gained a reputation for disrupting the hotel industry, but it\u2019s also making big waves in the property game as well. In the past, short-term or holiday leases were seen as a very niche part of the rental property market. With Airbnb, that…<\/p>\n","protected":false},"author":176692471,"featured_media":10575,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[13,31],"tags":[],"class_list":["post-13872","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-latest-story","category-your-investment-property"],"yoast_head":"\nProperty Investing and AirBNB: The Great Unknown - Realty Talk<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/channels.realty.com.au\/realtytalk\/property-investing-and-airbnb-the-great-unknown\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Property Investing and AirBNB: The Great Unknown - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"Airbnb may have gained a reputation for disrupting the hotel industry, but it\u2019s also making big waves in the property game as well. 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