How do I manage my Airbnb listing with Smoobu - Settings, Discounts, Additional fees, Seasonal Rules, Lead time and more

When you synchronize via the official Airbnb API, some settings can no longer be edited directly on Airbnb. Instead, any changes must be made in Smoobu, which displays your Airbnb settings and lets you override them. All updates saved in Smoobu are applied to your Airbnb listing only. This guide will walk you through the relevant settings and how to update them correctly.

Route to Airbnb settings in Smoobu

These settings can be adjusted in Booking portals -> Additional settings (Airbnb) or by clicking here.

Should you have more than one bookable unit, there will be a dropdown menu for you to select the listing which needs to be adjusted.

This section consists of 8 tabs: Price, Availability, Booking, Seasonal Rules, Listing Quality, Automated Reviews, Check-out tasks and Promotions. We will describe each of them below. 

On each tab, you will see a blue Unlist button. This will indefinitely unlist listings (must be done one at a time). 

Price

In the Price tab, you may change settings like weekdays and weekend base prices (only applicable if you have not defined a date-specific price), currency, additional guest fee, security deposit, guests included in the nightly price, and more. 

Additional fees can also be added under the title Standard fees such as: Management fee, Short Term Cleaning fee, Heating fee, Electricity fee, Pet fee etc..

Some Default pricing rules can also be defined from this section in the form of Rule-sets such as:

• Last minute discount
• Early bird discount
• Minimum length of stay

The price change must be a negative number (-5%, for example). Define the Threshold (limit) for these discounts to apply, in terms of days. Maximum is 28 days.

⚠️ Remember to Save!!

Availability

In the Availability tab, you can define settings such as:

• Min. hours Between booking and arrival (also known as Lead time)
• Allow Request to Book (ignore lead time and allow for booking requests within the min. hours between booking and arrival)
• Allow Request to book above Max Nights (allow for booking requests above your max nights)
• Check in and check out days (applicable to all seasons)
• Days blocked between bookings
• Default min. and max. nights (only applicable if no date-specific restrictions have been defined)
• Closed to Arrival and Departure Days (Closing a specific day for arrival /departure that would otherwise be open)
• Seasonal Min nights (Min nights for window of time) 
• Default Daily Min Nights (Min nights for specific days of the week. Applicable if no min nights have been defined either in the Calendar or under Seasonal min nights)

⚠️ Remember to Save!!

Booking

In the Booking tab, you may define whether you allow for Instant booking and whom to: Off, Experienced, Everyone.

You can also set a cancellation policy and apply a discount for non-refundable rates.

⚠️ Remember to Save!!

Seasonal Rules

In the Seasonal Rules tab, you can create new seasonal rules and then, apply them to certain dates.

Steps

1º Create the Rule: click on Add and define this rule's settings. Save.

2º Apply the Rule: click on Apply, define a period of time and select property/ies. Save.

Listing Quality 

Based on reviews from guests, common trends / tags and any recent trip issues will be displayed here.

Automated Reviews

Submit reviews on your guests automatically! Our automations will submit a 5-star review for your guests. First, choose one or more templates and activate the toggle. Should you wish to customize a review, you may do directly from the booking details of guest within 48 hours of their check-out.

Checkout tasks

Add check-out tasks for your guests to complete on check-out.

To do so:

1. Click Add

2. Select a type of task 

3. Add more details on the task 

4. Save

Promotions

Activate Airbnb's new listing promotion. The new listing promotion provides your guests a 20% discount on your property's first three bookings, helping attract initial guests and build momentum for new hosts. This limited-time offer automatically ends once the listing secures three reservations.

Note: To activate Custom Promotions, you must do so directly in Airbnb. This may require temporarily disconnecting Smoobu.

Resolutions

Here you access current and past resolutions directly within Smoobu, providing you with clear visibility on action items related to extra services, fees, refunds, or changes.