ThinkReservations has the ability to fully synchronize your ThinkReservations rooms with Airbnb!
Click here for information about Airbnb and taxes.
Click here to see if Airbnb is collecting any occupancy taxes for you.
► Connect ThinkReservations to Airbnb
► Create Listings in ThinkReservations
► Confirm Listing in Airbnb
► Required Final Tasks
► Important Notes
You will need to create or recreate all Airbnb listings in ThinkReservations. Listings that are not created in ThinkReservations will not be synced or connected automatically. These new listings can be connected with an existing listing! See step 2 of "Confirm and Publish your Listing" further below as this is a very important step.
1.) Go to ThinkReservations → Settings → Airbnb
2.) The first time you connect with Airbnb in ThinkReservations you will need to click the red Connect with Airbnb button.
3.) You are taken to an Airbnb confirmation page. If you are not logged in, it will ask you to do so.
4.) You will be prompted to confirm your connection/agreement. Check the box and click Allow.
5.) Click the Return to ThinkReservations button. You will notice the page is now different and shows "Airbnb Rooms".
At this point your connection to ThinkReservations is complete.
You will need to create or recreate all Airbnb listings in ThinkReservations. Listings that are not created in ThinkReservations will not be synced or connected automatically. Existing new listings can be connected with an existing listing. See step 2 of "Confirm and Publish your Listing" further below.
1.) On the "Airbnb Rooms" page, click the "New Listing" button on the top right.
2.) Fill out each field, drop-down box and checkbox as appropriate.
Take care to select the correct Room; it cannot be changed later. Airbnb does not support Room Types (room categories). Listing names will be automatically created in this format: Room Name - Property Name, but can be changed if you wish.
The Rate Type selected will be the Rate Type that rates, restrictions, and availability will be synchronized from.
► Related: Control OTA's like Airbnb with the Rate Type
If Airbnb is collecting taxes for your property, it is important to create a separate 'Airbnb Rate' rate type with the option to have taxes overridden. Once overridden, select only taxes that your business will be collecting, if any. Having a separate Airbnb rate also allows you to give Airbnb different pricing or availability. Otherwise, you can choose an existing rate type.
To prevent your new Airbnb Rate from being accessible to guests using your direct booking engine, make sure to create a random coupon code. It doesn't matter what it is, just so long as it's not something someone would guess. You or your guests will never need to enter this code anywhere.
If you are collecting any taxes from the guest directly, we suggest you include a message in your "Listing Description" and "Notes" to let the guest know in advance.
For example: "Please note that taxes will be due upon arrival. Taxes, which are separate from Airbnb room charges and service fees, are not collected by Airbnb. Taxes that will be due are... " and list the tax names and percentages.
You must provide Airbnb a minimum of 30 days of availability over the next 12 months for each listing, so make sure the rate type you select has pricing for at least 30 days for each listing.
► Cancellation policies explained
The following fields are optional but we highly recommend you fill them out. These can be edited later if you wish:
- Check-in time window
- Check-out time
- Booking cutoff time
- Booking cutoff time behaviour
- House Rules
- House Manual
- Cleaning Fee
- Security Deposit
4.) Click the Save button at the bottom of the new listing page. You will then be taken back to the Airbnb Rooms page.
These details can be edited later, and will automatically be synced with Airbnb.
NOTE: After the new listing(s) are created, it will take 2-8 days for Airbnb to process and approve.
You will receive an email from Airbnb stating that your listing is ready to publish, but the approval process typically takes about 2-8 days. Once your listing has been approved, you will receive another email stating that your listing status has changed to Approved. If your listing is not approved, the email will let you know why, so you can make any necessary changes and resubmit.
You will receive an email from Airbnb stating that your listing has moved from Ready for Review to either Approved or Rejected. If your listing has been rejected, a brief explanation from Airbnb is included in the email. You will also see the status in ThinkReservations.
1.) Once your listing has been approved, log into Airbnb. Click Host → Listings → ThinkReservations Sync
The listing will be labeled In progress until it has been approved. You will need to publish the listing after approval. Airbnb will send you an email letting you know when your listings are ready to publish.
2.) Choose either "New Listing" or Connect to an existing listing and then publish your listing.
If you have previously created this listing on Airbnb, then you will want to select Connect to existing listing and choose the appropriate listing. The old listing and its content will be replaced with the new one created in ThinkReservations. When you choose to connect to an existing listing, your reviews from the old listing will carry over. Make sure to sync "Everything".
3.) Click Publish now to publish your listing after you have selected either New Listing or chosen the old listing to merge. They cannot be merged after.
If you opted to merge listings, the new listings will be activated, and the original listing will be deactivated. You will receive an email from Airbnb letting you know the old listing is deactivated. This is so that you don't have two listings for the same room.
Once Published, you will be able to access under ThinkReservations Sync.
4.) Click on ThinkReservations Sync menu item on the left as in the above screenshot, or a blue button on the top right to review your listings.
5.) Navigate back to ThinkReservations for the final steps. At this point the listing is complete!
Since ThinkReservations is syncing this data, if you need to make changes to your listings in the future, you will do so through ThinkReservations, not in your Airbnb account.
► Make sure that all listings that you would like to connect to ThinkReservations are set up in ThinkReservations.
► Create a new custom payment type called "Airbnb Direct Deposit" or similar. This way, when you receive confirmation of payment from Airbnb you can mark the related reservations as paid using this payment method.
► Make sure not charge the guest's credit card for any charges that they have already paid to Airbnb. Train your staff to look at the source of the reservation. The source of a reservation is always right above the email section on the bottom left of the reservation.
► If the guest wants to add nights, rooms, or items, it is best to create a new bill for that to avoid confusion on what is paid from Airbnb, what is still owed from the guest, and tracking those charges and payments later.
► ThinkReservations uses a special version of the itemized bill variable that is used in some email templates when sending the Confirmation Email to Airbnb guests. Unless you have removed the itemized bill variable from your confirmation email, Airbnb reservations will receive a confirmation email that does not include any pricing information. Keep in mind that printed bills in ThinkReservations will still contain pricing information that should not be shared with the guest.
Information on the itemized bill variable can be found here.
The guest has already paid the full price of the reservation at the time of booking. The guest also has already received a receipt from Airbnb. The guest pays the "sell rate". The sell rate is the price that you give to Airbnb through your ThinkReservations rate type. The reservation will show the "NET rate". The net rate is the price that the business receives for this reservation. The difference between them is the Airbnb Service Fees and credit card processing fees.
► Use the Reservations by Channel report to view reservations from Airbnb and other channels. This report is found under Reports → Reservations → Reservations by Channel.
► Availability can be controlled with the synced rate type, the same way it is controlled with Booking.com and Expedia, by setting or removing the price. No price for a given room/date means the room is unavailable.
► Instant Book is automatically enabled for these accounts, and it is not possible to change.
► Additional guest fees are taken care of automatically.
► ThinkReservations sends emails to the property for new, modified, and canceled reservations.
If you have any questions please reach out to Support.