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Growing Your Business: 6 Hats You Need to Wear Every Week to Maximize Your Growth 

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By Bruce D, Johnson – When you start planning your week, where do you begin? What’s the first thing you think about? If you’re like most business owners and property managers, the first thing you probably think about is, “What is the biggest fire that needs to be put out this week?” Or maybe, “What projects need to be moved forward this week?” Or possibly a tactical item like, “What meetings do I need to be prepared for?”

Unfortunately, as the person at the top of your business, that is not a great starting place for planning out your week. Why? Because it immediately puts you in a reactive and tactical mindset instead of a strategic and proactive mindset – which is the level where your business needs you to be thinking if you want to grow it.

In order to remind yourself every week to think at this higher level, you need a framework to help you conceptualize what you should be thinking about – and my favorite framework to do that is to think of the six hats you need to wear every week as the person at the top of your business: strategy, marketing, money, leadership, management and you.

While the people you hire can often wear one or two hats (maybe the marketing hat, the finance hat or the management hat), the reality is that if you’re the person at the top of your business or organization, you don’t have that luxury because you have to think globally. As the person at the top, you have to think of the business as a whole. Plus, it’s rarely your strengths that will take a business down. It is usually your weaknesses that will cause you trouble.

 

Why You Can’t Wear Just One or Two Hats

Bruce Johnson Business CoachingLet’s say you came up through the sales or marketing function of your business. If that’s true, chances are you focus your time and energy on sales and marketing activities (which, of course, isn’t a bad thing). However, if you are not really paying attention to – or not good at — managing the money, for example, chances are you’ll be out of business. You can’t say, “But I’m not a finance person. I’m just a marketing person. Cut me some slack.”

That won’t work. Nor can you say, “Managing money isn’t my strength, that’s why I hired someone to manage the money.” Again, that won’t work. Your business will still be bankrupt. As the person at the top, you don’t have the option of not paying attention to or getting good at money management.

Similarly, if you came up through the management/operations part of the business and are really good at managing and executing projects, chances are you will focus your time and energy on the management part of your business (again, not a bad thing). However, if the market has changed and your strategy is outdated, no matter how efficient you are and no matter how well your people execute, chances are you’ll be in trouble. You can’t say, “But I’m not good at that strategy thing.” Or, “I’m not a visionary.” Or, “That competitive intelligence stuff just isn’t my jam.” It won’t work. You will still be killed by your competitors.

Likewise, if you are great at the leadership piece (i.e. you like casting vision, building teams, recruiting top talent and inspiring that talent to produce great results) that’s good. However, if you are not great at managing yourself (meaning your mindset, your skill set, your productivity, etc.), then you’ll quickly become the bottleneck of your business and your business will stagnate.

In other words, whenever you’re the leader of a business or organization, you don’t have the freedom or the option of not wearing multiple hats. You don’t have the right to say, “I’m not good at [blank], so I’m not going to do that.” Nor do you have the option of simply thinking, “I’ll hire someone to do that.”

Why? Because at the end of the day, you are the person responsible for your business or organization. You can hire people to handle certain tasks and functions (e.g., creating a marketing plan or leading a strategic planning process or producing financial reports), but as the leader of your business or organization, you’re still responsible.

 

Why You Can’t Hire People to Wear Your Six Hats

Abdication is a poor leadership trait. While you can hire people to whom you delegate tasks (which is a good leverage decision), ultimately you have to own the responsibility for everyone you hire. You can’t just hire someone and say, “That’s not my fault,” when something goes wrong. If you don’t know enough about interpreting financial data so that you miss the errors your accountant, bookkeeper or CFO is making, that is on you.

Now, the good news is that you don’t have to do everything, nor do you have to understand everything in your business, you simply need to know enough about each of the six key areas to make wise decisions — because making good decisions is what good executives do.

Just because you do not feel competent or good at one or more of the six key areas of executive attention (strategy, marketing, money, leadership, management and you), does not mean you can abdicate your responsibility and blame someone else for not getting something right.  Use Harry Truman’s famous line, “The buck stops here.”

In addition, if you’re the leader and you aren’t good in one of the six key areas, how can you lead the people you hire in those areas well? For example, if you do not know how to think like a marketer or do not know how to judge what makes a marketing piece good or bad, how can you effectively lead your head of marketing? You can’t. Or if their marketing campaigns aren’t generating the results you want, how can you effectively coach them if you don’t have the mental framework for determining what great marketing looks like?

And lastly, the third reason why you can’t have someone else wear any of your six hats is because all organizations take on the personality of their senior leader. If you are not good at something, your business will become weak in that area. For example, if you are not very productive yourself, your employees won’t be productive. If you are not very good at managing people, your managers will not be very good at managing their people. If you are not investing the time to think strategically about the future of your business, your people will not invest the time to think strategically about the future of their area or department either.

For good or for bad, all businesses become a reflection of their leader, which is the final reason why you don’t have the option of not wearing all six hats. You don’t have to do all the work in each of the six key areas, you just have to wear the hat for each of those areas every week.

 

How to Wear All Six Hats Every Week

In order to make sure that you are working on your business and not just in it, what I recommend is that you start each week (either Sunday evening or Monday morning) by pulling out a piece of paper and writing out the six hats you need to wear that week along the left side of your paper. Or if you prefer, you can download a PDF of this from my website at www.WiredToGrow.com. Just go to “Free Tools and Helps” and select “Senior Executive Weekly Planner.”

If you want to do this on your own, here are the questions I recommend you ask each week for each one of these six key areas of executive attention. Note: The I/we combination is meant to remind you to think of both your responsibility and what you need to hold others on your team responsible for.

1. Strategy

What do I/we need to do this week to better position and differentiate our business and offerings? And what do I/we need to do to innovate the next iteration of our products and services?

2. Marketing

What do I/we need to do this week to ratchet up our company’s ability to attract, retain and/or delight our customers? And is there anything we need to do to increase the average stay value and/or the average lifetime value of a customer?

3. Money

What do I/we need to do this week to make better well-reasoned financial decisions that can both fuel and sustain growth?

4. Leadership

What do I/we need to do this week to better attract, motivate and leverage the talented group of the people in our company? And is there anything I need to communicate to them this week to keep morale high and for them to feel informed?

5. Management

What do I/we need to do this week to make sure we’re executing our strategy effectively, completing our projects on time and/or raising our level of execution excellence?

6. You

What do I need to work on this week to improve my productivity, mindset, skill set and/or knowledge base so that I’m the best version of me to lead this company while doing everything I can to avoid becoming the bottleneck?

Can you imagine what could happen for you and your business if you got in the habit of asking and answering those six questions every week so that you made sure that you were focused on wearing all six hats and not just the one or two that you like or are good at?

It could be a game changer. Not only will you become more and more of the kind of leader that your business needs you to be. You’ll also end up building a bigger, better, faster and more profitable business.

So, as you look at these questions, how are you doing? Are you wearing all six hats every week? If not, which ones aren’t you wearing? Why? And what’s keeping you from wearing that hat (or those hats)?

If you want to build a healthy and fast growing business or organization, you have got to wear all six hats. If you feel like you are not very competent in one or more of them, no problem. Just make the commitment to become more proficient in that key area of executive attention. Remember, you do not have to be the best in each of these six key areas, you just need to be good enough to know how to make wise decisions in each of these areas. Plus, you need to know enough to be able to lead/coach those whom you hire to do the tasks associated with each of those areas.

While you can, and should delegate as many of the tasks on your plate as possible, if you want to grow a great business, you need to make sure you’re wearing all six hats: strategy, marketing, money, leadership, management and you. And if you want to avoid being the bottleneck, you’ll want to make sure you’re growing in each of them.
Bruce D. Johnson is the President of Wired To Grow, a business growth coaching, consulting and executive education firm located in Charleston, SC that helps business owners and entrepreneurs grow their businesses faster, generate more profits and reduce their labor intensity by building more scalable and successful versions of their businesses. He can be reached at bruce@wiredtogrow.com

Big Changes at HomeAway: Online Bookable Listings, No Subscription Tiers and More

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Today, HomeAway announced big changes to their platform, including the a short timeline to making all listings bookable online, the elimination of subscription tiers, the platform-wide launch of reciprocal (2 way) reviews and the addition of new tools.

Read the email to PMs.

While more details will come over the next few days and weeks, the initial unveiling of changes includes:

  • All listings will be bookable online. Managers and owners can still communicate with guests before accepting the booking.
  • The service fee for travelers. The fee is paid by travelers and be used to drive traffic to listings and to provide enhanced protection for guests and will top end cap was lowered by 20%.
  • Simplify subscription pricing. HomeAway is eliminating subscription tiers (i.e. Gold, Platinum, Classic, etc.).
  • 2-Way Reviews. Reciprocal Reviews is being rolled out on all HA platforms.
  • New tools for better booking. HomeAway will be introducing new tools over the next few months to help managers and owners rank better and book more.

 

Big Changes at HomeAway
 

One Annual Subscription

As of July 11, 2016, HomeAway will stop selling subscription tiers and will offer “One Annual Subscription” at the rate of $349 for subscriptions with online booking enabled and $499 without online booking. But online booking will be the #1 factor in the Best Match sort algorithm.

The new annual subscription will also provide regional and global exposure on the Expedia family of sites with no additional cost.

For companies who need more time to adjust, they can extend their current subscription by one year by letting customer service know before July 11. The transition will take place over time based on your subscription expiration date.
 

Best Match Sort Algorithm

The primary factor in how listing are shown is online bookability, followed by accurate calendars and rates, response time and reviews. Managers will also have opportunities elevate their position through the beta testing of future listing enhancements.

 

The Service Fee

  • The service fee paid for travelers with no change, but HomeAway added more color to how the fee will be used:
  • Fraud Protection for Travelers
  • Addition of 24/7 Customer Support for Travelers
  • Enhancement to Websites and Mobile Apps
  • SEO/SEM

In addition, the top end cap of the traveler fee was lowered by 20%.

 

Reciprocal Reviews

HomeAway has been testing reciprocal reviews with homeowners, but is now launching 2-way reviews over all their sites. This allows managers to review customers. If it works like the testing, reviews from guests will only be posted after you have reviewed the guest.

 

More details and analysis to come.

HomeAway Owners and Managers Wait for Big Announcement

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HomeAway’s supplier community of homeowners and property managers is eagerly awaiting HomeAway’s promised “April Announcement.”

The HomeAway Community Manager posted the following message:

“I’ve seen some questions around the “April Announcement” so I wanted to give you the following heads-up: we are currently scheduled to send out an update to our HomeAway, VRBO, and VacationRentals.com owners and property managers in the U.S. on April 28th. U.S. customers: please be on the lookout for this information from us in the forms of an email, a posting on our sites and dashboard notifications to make sure you remain informed about the latest news pertaining to our partnership with you.”

Speculation from owners and managers is largely revolving around HomeAway’s execution of a service fee for travelers. Many suppliers believe the April Announcement will lower or eliminate subscription fees and move even further toward a complete replica of Airbnb’s transactional business model.

There are other possibilities, as well. HomeAway COO Tom Hale recently resigned from HomeAway, and the company has given no explanation about the circumstances surrounding his surprising departure or a replacement for his role. In addition, the new Best Match sort criteria has been widely criticized, as both homeowners and managers have reported a significant drop in inquiries and bookings. Furthermore, rumors about limiting the amount of guest information the supplier is able to access have also been circulating.

With the explosion of public criticism about the latest series of HomeAway’s platform changes via social media and community forums, it is likely HomeAway’s “April Announcement” is designed to improve relations with homeowners and managers with the goal of stabilizing renewal rates and encouraging bookings on the HomeAway platform.

Expedia, Inc. is expected* to report earnings on 04/28/2016 after market close. The report will be for the fiscal Quarter ending Mar 2016.

The analyst consensus expects the company to report a loss of 6 cents per share, on revenue of $1.84 billion. Expedia stock rose to $140.51 less than 24 hours after the announcement of the HomeAway acquisition. Since then, Expedia stock has underperformed the broader markets and – YTD – has seen a 14.4% decline in the stock price.

expedia stock price since HomeAway Acquisition

 

 

Cornell Study: Don’t Overdo Responses to Online Review

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A new study from Cornell University suggests that hotel guests appreciate substantive responses to negative reviews, but operators should go easy on review responses. The study found that revenue levels increase as the number of management responses increases, but only to a point. After about a 40-percent response rate, hotels seem to reach a point of diminishing returns. A full description of the study, “Hotel Performance Impact of Socially Engaging with Consumers,” by Chris Anderson and Saram Han, is available at no charge from the Cornell Center for Hospitality Research. Anderson is an associate professor at the Cornell School Hotel Administration, where Han is a doctoral student.

“We see that hotel managers generally want to interact with guests who post reviews on line, but the question remains of exactly how to do that,” Anderson explained. “We ran several tests of what happens when the hotels respond to reviews posted on TripAdvisor. For one thing, simply encouraging reviews is related to an improvement in a hotel’s TripAdvisor ratings, compared to competitors. Our study used Revinate Surveys for this purpose.”

Anderson and Han found that the simple fact that managers respond to reviews leads to improved sales and revenue, when consumers click through from TripAdvisor to the hotel’s listing at online travel agents. “However, we found a cautionary situation,” Anderson added. “It turns out that making too many responses is worse than offering no response at all, in terms of both ratings and revenue. So, managers should focus on making constructive responses to negative reviews rather than simply acknowledging positive comments.”

See Study

Don’t Listen to This: Housekeeping Advice Gone Bad

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Ocean front housekeeping services

By Steve Craig, Pro Resort Housekeeping — On April 19, a colleague sent me this message and link:

“This article was in the VRMA newsletter as an education piece provided on the VRMA blog. If you have time, I would love to hear your thoughts on this. – 18 Tips for Washing Linens, by Susan Sternthal. InnStyle

Well, I read the article- twice- and I must admit I am distressed that the professional association for vacation rental managers would waste their time printing such an article. Let me tell you why the article bothered me so much:

  • First, let me say that I am not a member of VRMA, so this fact alone may cause anyone who reads this to discount what I have to say.
  • But the purpose of the above, this article was not intended for professionally managed vacation rentals. It was written for those of us who process linens we personally own in our personal houses – when we have unlimited time to follow these guidelines.
  • The only possible relation to vacation rental industry would be for those companies who launder the departure clean linens right in the property using the property owner’s household washer and dryer. And VRMA should never be publishing any article in support of this system because this system does not benefit the owner of the property, the company managing that property, or the rental guests.
  • First, the author of this article has obviously never done a departure clean where they had to launder the linens right in the vacation rental property. Because if they had, they would realize that almost none of these tips apply to housekeepers who hate this system and whose sole goal is getting the linens done so they can get out of the property. Any property – anywhere – can be cleaned faster than the linens can be processed! That is a flat out fact that cannot be disputed. But this is not the fault of the author. Their article was just mis-used!!
  • Laundering in the units is rife with issues: To keep from sitting around and waiting (especially if they are on piece rate) the housekeepers often do things like:
    • Rinsing linens only because rinsing takes less time than proper washing.
    • Not paying attention to stains because stained items need replacements and the entire replacement process under this system is extremely difficult to do. As a result, either the stained items are left for the guest anyway or the guest will be short their pars of linens because the housekeeper may not even report what and how many are stained.
    • Guest find linens that are still damp. Why? Because in many dryers, especially stacked sets, the dryer vent throat is so clogged with lint a load takes forever to dry. In some condo projects dryers share the same venting stack and if more than one dryer in the stack is running – Ohmigawd!! I have timed loads of towels that take 70-75 minutes to dry! That is one load and the bigger the property, the more loads that are required creating an even greater need to conjure shortcuts.
    • Colored terry has faded so that little matches and if replacements of stained or ruined linens were done, then the likelihood of those linens matching what the owner had provided may be quite slim.
    • And there are many, many more issues I do not have the space to list here for fear of boring you!

 

The VRMA should be publishing articles urging small-start-up companies to NOT go to this system because it is not the easiest and most affordable system to maintain, although many think it is. Instead VRMA should be sharing detailed articles as to why this system is unacceptable, and sharing guidelines as to how to crate acceptable alternative systems.

 

About Steve Craig

Steve Craig is the recognized national authority on Vacation Rental Housekeeping. Steve started his adventure in housekeeping with his own cleaning company in 1984. Craig Services Management was actively servicing 13 resorts throughout the state of Florida by the time Steve sold it in 1986 and started his consulting business Pro Resort Housekeeping (proresort@aol.com). Since that time Steve has consulted with over 220 vacation rental, vacation ownership and destination resorts throughout the U.S., Canada, the Caribbean, Mexico, and Great Britain. He has published over 800 articles and newsletters, including the Vacation Rental Housekeeping Professionals (VRHP) newsletter where he served as founder and director for 13 years, spoken at numerous industry conferences by NTC, ARDA, VRMA, FVRMA, CFRMA, Colorado Lodging Association, California Lodging Association and VRHP seminars, and designed and overseen installation of 17 on-premise laundries across the country. Throughout his entire career Steve has stayed abreast of cutting employee relations, legal and operational changes in the vacation rental housekeeping industry. Steve has worked directly with numerous product manufacturers to test their products and share his findings. From new product evaluations to labor laws, Steve has recognized, monitored, evaluated and shared their impacts on the vacation rental housekeeping industry with his VR View and in his VR Maintenance newsletter (www.proresort.net).

Choice Hotels Appoints Steve Caron Head of Vacation Rentals by Choice Hotels

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Choice Hotels International, Inc. (NYSE: CHH) announced today the appointment of Steve Caron to vice president, Head of Vacation Rentals by Choice Hotels™. With over 20 years of expertise building and running vacation rentals businesses, Steve will spearhead Choice’s strategy in this growing market, which represents great opportunities for Choice Hotels’ customers and Choice Privileges® members.Choice Hotels recently launched its vacation rentals business, offering a new level of quality and service for consumers in this fast growing lodging industry segment by working with experienced and professional management companies. Leading this launch, Caron brings to Choice a depth of experience in distribution, marketing and technology for vacation rental management operators.

“Steve’s entrepreneurial energy and dedicated background in the vacation rentals sector represents an important addition to our management team as we look to build our presence in this compelling segment of the lodging experience,” said Tom Song, senior vice president, corporate development and innovation at Choice Hotels. “There is strong demand from vacation rental managers for solutions that help them grow and remain competitive, and I am pleased to have a leader with the capabilities that Steve brings to solidify Choice Hotels’ position in the vacation rentals industry.”

Caron comes to Choice with executive-level experience at leading companies in the vacation rentals industry, including both ResortQuest and VacationRoost.com. Immediately before Choice, Steve was Vice President of Product Integration, Business Development and Vacation Rentals from Tourico Holidays, Inc., a subsidiary of Travel Holdings, Inc., where he created and launched a vacation rentals division. He has experience managing both vacation rental booking platforms and vacation rental properties across the globe. Before entering the hospitality industry, Caron served in the United States Air Force for 10 years and is a decorated combat veteran with over 2,000 hours of flight experience.

The Time Has Come For Statewide Standards for Short-Term Rentals

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By Matthew Kiessling, Short Term Rental Advocacy Center (STRAC) — With the first few months of 2016 behind us, presidential primary battles are headed into the home stretch, and state and federal election season is about to kick into high gear. But despite the prevailing wisdom that meaningful legislation falls by the wayside in such a politically charged environment, there is a reason for optimism throughout the short-term rental industry. At the time of this writing, no fewer than half a dozen state legislatures are in the process of considering bills that would implement statewide standards for short-term rentals. At present, Florida is the only state with such a law on the books.

Although there are various permutations of these bills, the spirit of each is the same: they seek to create a statewide structure that protects individuals’ property rights by prohibiting local municipalities from pursuing an outright ban of short-term rentals in their community. At the same time, these bills would provide local government the freedom to create any provisions or stipulations such as licensing, registration, enforcement, etc. that they deem necessary to ensuring the safety and well-being of travelers, providers, residents and the community as a whole. In short, they provide a state framework and leave the details up to local government.

But why the need for states to delve into a matter that has historically been ceded to localities as purely a zoning issue?

To answer that question, we need to look no further than Austin, Texas. A city that just a few short years ago gave us the gold standard of local short-term rental ordinances.

Brian Sharples Stands Up for Vacation Rentals in Austin
HomeAway CEO Brian Sharples Protests to Save Vacation Rentals in Austin, TX

If you’re not familiar with this particular story, you’ve almost certainly encountered a similar one. Owners, managers and hosts take great care to ensure their properties are rented to responsible travelers who will act accordingly and abide by the guidelines set forth by short-term rental providers. By all accounts, the city’s short-term rental regulations were a success. However, among thousands of positive short-term rental interactions, a few misguided homeowners entered into the market and have resulted in the ensuing “baby out with the bathwater” scenario. Despite overwhelming evidence to the contrary, a few isolated incidents or a “problem property” suddenly became the poster child for short-term rentals. And with that narrative and a few very vocal opponents, no amount of public education, data or anecdotal evidence could successfully stem the tide. The solution offered by the largely newly elected city council was to ban short-term rentals in Austin. Despite the presence of dozens, and sometimes hundreds, of upstanding and responsible providers and hosts, the small vocal minority has spent countless time and energy painting short-term rentals as the scourge of the local community, making them the scapegoat for everything from safety concerns to affordable housing issues. And with that, the ban passed.

The community has been…saved???

In reality, we know quite the opposite to be true. Communities that embrace short-term rentals are simply recognizing the new economy and embracing the future, providing a regulatory environment for accommodations options that travelers are demanding with ever-increasing frequency. And when travelers utilize short-term rentals, studies show they stay longer and spend more money, not to mention the additional influx of much needed tax revenue for both the municipality and the state.

On the other end of spectrum are communities that effectively “ban” short-term rentals through ordinances or local laws that have little hope of being enforced, even less chance of reducing the occurrence of short-term renting and ultimately deprive the community of the corresponding local tax revenue by driving the activity underground.

 

Solution

Statewide standards provide a solution solving a variety of problems when implemented correctly. Unlike the various local laws and ordinances that many municipalities have created, a simple statewide standard codifies the practice of short-term renting and ensures both positive economic impact to the community and additional tax revenue generated by these accommodations.

But the path ahead is not an easy one.

VA Chris Peace on Vacation Rental RegulationsDelegate Chris Peace of Virginia knows that all too well, writing of his attempt to get a statewide standard adopted this session in the Richmond Times-Dispatch after its defeat:

Due to the leverage exerted by localities and the hotel industry, Virginia missed a real opportunity to be a leader in the sharing economy and to provide localities with much-needed revenue. That is disappointing. But you simply cannot stop economic innovation and creativity; it will always move forward.

To be sure, the industry will encounter opposition to statewide standards from a variety of opponents. But done correctly, such legislation has the ability to unify state policymakers, while not usurping municipalities’ ability to govern short-term rentals locally.

At their core, statewide standards offer the opportunity to protect the rights of an individual to utilize a home or property as a short-term rental while simultaneously encouraging the positive economic impact of travel and tourism. They also create a stable new tax base while allowing cities and municipalities to ascribe the necessary local requirements to balance the needs of travelers and providers with those of long-term residents and the community as a whole.

This is a common sense solution to an issue that will continue to be fought and go unresolved at the local level. The time has come for state governments to lend a hand to municipalities on this issue, create a framework and allow everyone to embrace the future.

RealTimeRental Turns NFC Chip Technology into New Real Estate Marketing Opportunity

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OLYMPUS DIGITAL CAMERA

The internet has already reshaped the way the Real Estate industry conducts business. In order to remain competitive in today’s Real Estate market, it is imperative that Real Estate professionals take the steps to make their business model mobile friendly.

Keeping the current technological trends in mind, RealTimeRental developed Tap Tags as a simple way for real estate professionals to embrace mobile technology.

“With just a simple tap of a phone on the Tap Tag, your clients will be looking at your message right on their NFC capable smartphone,” said Joseph Testa, co-founder RealTimeRental.

Tap tags have an adhesive backing, and can be programmed to open a URL to any website, bring up contact information or digital business cards, make phone calls, send emails, and direct people to social media profiles. For offices that use RealTimeRental as their vacation rental software, Tap Tags can be programmed to pull property information directly from the software.
 


 

Using the same technology that is becoming common in credit cards, Tap Tags contain top of the line NFC (near field communication) chips that facilitate the communication between the tag and the smartphone.

“Tap tags eliminate the need for real estate agents to print out physical copies of property sheets for interested buyers. Simply place a Tap Tag inside of a property, and interested parties can immediately get access to property information and photos right on their Smartphone,” said Testa.

In addition to placing Tap Tags inside to virtually anywhere, water proof Tap Tags are also available to put outside a property or on listing signs.

Along with their ability to display property information, Tap Tags have multiple uses that are relevant to today’s real estate market.

COO Tom Hale Leaves HomeAway

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“Mr. Hale is no longer with the company,” a HomeAway customer service representative told a homeowner on Saturday. “He is off to other pastures.”

Confirmed by the company, the news of Homeaway COO Tom Hale’s departure comes as a  surprise. However, during Hale’s tenure as COO, HomeAway has faced a series of difficulties, including the roll out of major initiatives (i.e. its “Best Match” sort algorithm that almost immediately resulted in a decline in inquiries and bookings for many homeowners). In early November, Expedia announced its intent to purchase HomeAway and that it would be adding a traveler fee in order to compete head-to-head with Airbnb and to increase its overall “take rate.”

In late 2015, Expedia completed its acquisition of the company for $3.9 billion and revealed a plan to triple HomeAway’s earnings to $350 million by 2018, and consequently, the traveler fee was implemented in February 2016.

VRBO Consumer Affairs Rating 1 StarAs a result, HomeAway’s suppliers – both homeowners and property managers – pushed back.

Some suppliers vowed not to renew their subscriptions, other turned to social media to complain, and many looked for marketing alternatives. The traveler fee was seen as the “straw that broke the camel’s back” in a long series of HomeAway’s actions which dictate fundamental changes in the way the vacation rental industry operates between suppliers and travelers.

In March, a federal lawsuit was filed that accuses HomeAway of engaging in “bait and switch tactics” after rolling out the new service fee for customers.

COO Tom Hale quickly became the face of the changes, fielding questions, accusations and attacks on HomeAway Community forums, on Q&A webinars and on social media.

While the comments directed to Hale were at times vicious and personal, Hale towed the Expedia line and maintained  – without exception – that the new policies were good for suppliers and good for travelers.

HomeAway, Inc. stock chartHale stepped into the COO role last year after Brent Bellm resigned from his position as President and COO. The moves were announced the same day that HomeAway posted first quarter financial results that fell short of investor expectations, contributing to share prices dipping 13 percent in after-market trading.

Details surrounding Hale’s departure are unknown.

Expedia is scheduled to report on Q1 2016 earnings on May 5.

Is Your Email Inbox An Untapped Distribution Channel?

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By Doug Kennedy – By now most vacation rental companies have long recognized the potential of outbound email as a marketing tool and have actualized their potential in that area. However, too many companies still overlook their email inbox as a distribution channel worthy of attention. While we might prefer that guests book online or contact us via telephone, many guests prefer to be contacted via email, and they make it known by using the “rentals@…” address posted on a website or by completing an inquiry form on the “contact us” portion of a webpage instead.

With that being said, websites can be confusing and phone lines are sometimes busy so email inquiries seem to be prevalent (especially in this era of texting over talking). Perhaps the inquirer is a soccer mom who has only a few seconds between plays to plan the family’s annual vacation or maybe a husband planning a secret getaway while his wife is watching The Walking Dead. Regardless, their motivation doesn’t matter because either way these prospective customers get to choose how to reach us.

Has your vacation rental company already embraced email sales as a distribution channel or is it in the early stages of recognizing missed opportunities?

The true measure of your organization’s commitment to email as a distribution channel is exemplified in the reaction of whomever opens the inbox first in the morning. Does the person sigh and say with despondence, “Oh no! How did we get so many emails today?” Or instead is the first staffer to encounter this untapped revenue stream of the correct mindset exclaiming, “Yes! How did we get so many emails today?!” Negative mindset is mostly the result of leaders who have not yet recognized this opportunity nor have reorganized their operations to support it, but it can be corrected. Here are some training tips and suggestions for your next meeting or in-house training session:

 

1. Make Email Everyone’s Job

All reservations sales agents should be part of the email sales team especially for smaller companies. Larger organizations who can staff to the skill-set level and maximize the talent of those who type better than they talk should do so; yet all agents should be cross-trained for both voice and email sales.

2. Respond Promptly

By making email everyone’s job, your team will be able to respond well ahead of the industry’s current minimal standard of 24 hours. Better yet, if your team is able to respond immediately or within a few hours then most likely you will be able to maintain the interest of your prospective customer.

3. Budget and Staff for Email Sales and Service

If next year’s budget calls for an increase in email marketing campaigns and other online advertising, plan accordingly so that you have resources in place when the responses you are anticipating arrive. The additional inquiries you will convert will generate an ROI many times over.

4. Sort and Prioritize Responses

It is essential to sort and prioritize responses so that a balance is achieved between the quality of the response versus its timeliness especially for companies receiving a high volume of email inquiries from numerous distribution channels. To sort and prioritize, consider this:

  • What is the source of the inquiry? Generally, direct channels (such as your website) should be a priority over those arriving via third-party listing sites.
  • How much information did the sender include in the “remarks” or “comments” fields? The more time the sender has invested in voluntarily divulging his travel plans, the higher priority we, as a team, should place in responding.

5. Personalize the Response

Although it is always a good idea to prepare your team to respond with templates, it is important to personalize the templates to the highest extent possible. Again, by sorting and prioritizing according to the above principles, the responder can pick the template which best applies and then personalize it as needed. Personalize responses by:

  • Opening with a greeting and signing with a name.
  • Restating the sender’s needs as he has originally indicated to show that we “get it” and to make sure that we have the details correct.
  • Ending with an invitation to become a guest and a message of fond farewell.

6. Mirror and Match the Sender’s Style and Commitment Level

Just as voice reservations agents are trained to do, email sales works best when the responder replies with the same style and tone of writing as the sender. In other words, if the sender has taken time to send personalized remarks about his plans, the responder should do so as well. Likewise, a longer description of said travel needs and details in the “comments” field calls for a more in-depth and informative response.

7. Be Specific on What is Promised and Be Precise in the Terms

Given all the opportunities with recognizing email as a potential source of additional revenue, it is also important to reiterate the importance of having your team provide accurate information since it will be in writing. So encourage them to error on the side of caution. This means that rather than just saying, “We have received your request for an early arrival…”, make sure your staff adds a friendly reminder such as, “Please keep in mind that we cannot guarantee this in advance.”

 

As a final note, this article is not to say that we shouldn’t pick up the phone and call someone who has sent an email inquiry if their question or concern involves a complex scenario. But, even if your website’s “contact us” form has a mandatory field requiring a phone number, those who don’t want to be called (for whatever reason) typically enter a fictitious phone number, so don’t be surprised if you find yourself unable to reach the inquirer. However, if you do call the inquirer to discuss his question or concern and are able to reach him then chances are that he will be impressed that you care enough to call to clarify his needs.

By focusing your organization’s full attention on email as its own unique distribution channel, your vacation rental team will be able to outsell the competitors whom the sender is also contacting during his online search.

 

Doug Kennedy is President of the Kennedy Training Network, Inc. a leading provider of customized training programs and telephone mystery shopping services for the lodging and hospitality industry. Doug continues to be a fixture on the industry’s conference circuit for hotel companies, brands and associations, as he been for over two decades. Since 1996, Doug’s monthly hotel industry training articles have been published worldwide, making him one of the most widely read hotel industry training writers. Visit KTN at www.kennedytrainingnetwork.com or email him directly. doug@kennedytrainingnetwork.com

Owners and Managers Report Drop-off in HomeAway Bookings and Inquiries

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“I have seen a 75% drop in page views over last year.”
“I have a calendar that is WIDE OPEN. for the first time ever.”
“Has anyone else experienced such a low rental season?”
“My page views and inquiries are down 75% and 50% respectively over last year.”
“There has been a considerable drop in inquiries since it started at the tail end of last year.”

Both vacation rental managers and individual homeowners are reporting a significant drop in the number of inquiries and bookings coming from HomeAway causing many vacation rental suppliers to look for marketing alternatives.

In what can be considered a perfect storm, HomeAway inquiries have dropped for a number of reasons:

  • HomeAway’s traffic has declined as a result of SEO issues.
  • Google’s changes to AdWords have caused CPC to increase and impressions to decrease.
  • HomeAway’s Best Match algorithm has resulted in the number of inquiries for many homes to decrease, at least short-term.
  • The addition of Traveler Fees/Service Fees has caused prices to go up and demand to go down.

 

1. HomeAway’s SEO Issues

In the travel industry over the last two months, search engine marketers have reported that OTAs are seeing a jump in CPC (cost per click) and a downward trend in CTR (click through rate).

HomeAway, in particular, was aware that changes were coming to SEO that would negatively impact their traffic. In November of 2015, the Securities and Exchange Commission filing detailing Expedia’s then proposed purchase of HomeAway revealed an interesting statement regarding changes in search engine performance:

“On October 1, 2015, the HomeAway board of directors held a special telephonic meeting in which Mr. Sharples reported on a recent change in the search algorithms of a leading search engine and the potential for such a change to impact HomeAway’s business. The HomeAway board of directors discussed that this change would require an adjustment in anticipated marketing expense in management’s preliminary analysis of the subscription and transaction-based revenue model.”

As a result, HomeAway made a number of adjustments to the assumptions underlying their initial projections, including annual visits growth deceleration (due primarily to SEO reduction) in fiscal years 2016, 2017 and 2018.

Google’s recent algorithmic updates have been shown to negatively impact listing and directory sites while promoting local sites and content. However, HomeAway – in particular –saw an above average drop in traffic. When HomeAway announced that it expected to see a tick down in organic traffic, several marketers looked to the updates to see if changes would affect all vacation rental listing websites. As HomeAway’s organic traffic began to decline, speculation arose that HomeAway.com had been penalized by Google.

Conrad O’Connell, Digital Marketing Director at InterCoastal Net Designs (ICND), noticed changes with HomeAway’s ranking. “Searches in many of my clients’ main areas indicate that HomeAway has dropped out of the search results in lots of popular areas…For many vacation rental owners, marketers and managers, HomeAway dropping out of the Google search results would make a huge difference to their website traffic.”

O’Connell did some research to see what had impacted changes to HomeAway’s drop. “After doing some digging, I am pretty confident I have the answer,” said O’Connell. “HomeAway.com was not penalized by Google. Instead, the reason for the drop in many search results was something much more simple (and completely self-inflicted). HomeAway told Google to not crawl certain pages.”

O’Connell concluded, “Based on my sleuthing, HomeAway was using these links on tons of various internal linking structures throughout their website. As a result, their most popular pages (like to Deep Creek Lake, North Myrtle Beach and tons of others) are getting noindexed and blocked by Googlebot. It appears that HomeAway has since removed their robots.txt rules, but the recovery may be slow as search engine crawlers take a while to reindex results.”

 

2. Google’s AdWords Changes

SERP One, of Google’s more significant changes, is the new format for their SERP (Search Engine Results Page). To summarize, Google eliminated the right sidebar of ads and added a fourth position at the top for “highly commercial queries” (like hotels and vacation rentals), pushing organic results further down the page, and in most cases, below the fold. For organic search, it was quite a blow, but for OTA’s the impact on PPC was significant as well.

By changing the format of the SERP and eliminating the right column of ads, fewer positions will be displayed in the first page, resulting in skyrocketing CPC and lessened paid real estate on page 1.

In the end, fewer AdWords slots means the average CPC for the first page has increased and HomeAway is paying more for being on the first page, achieving less impressions and consequently less chances to achieve a conversion.

 

3. HomeAway’s Best Match Sort Algorithm

On October 29. 2015, just days before Expedia announced the purchase of HomeAway, HomeAway initiated a new sort algorithm called Best Match. Previously, search results were determined by subscription level followed by a listings’ quality score. The new system determines search position within a subscription level, placing the listings in front of a traveler that are most likely to result in a booking.

According to HomeAway, “Best match is a sophisticated process that looks at traveler preferences as well as the booking experience a listing provides to place listings within search results. Listings are first placed within their subscription level (as applicable) in search results and then sorted based on the best match for the traveler and their search to optimize bookings for property owners and managers. Best match is also used to determine the optimal placement of pay-per-booking listings throughout the search results.”

The goal of Best Match is to convert quickly. According to HomeAway COO Tom Hale, “It is true that conversion is critical to Best Match – within tiers (Platinum listings sort above Gold listings which sort above Silver, and so on). And it’s also true that if you do not have online booking enabled, or if you do not have alternate payment methods enabled, the system cannot know if your listing is converting or not. So you are well advised to make sure that the system can give you credit for conversions.”

Hale continued, “Our goal is to get bookings. Service fee enables Marketing spend. Marketing $$ enables more traffic. Best Match makes the conversion of that traffic on our site better.”

However, the Best Match system potentially drives traffic away from properties that already have a lot of bookings, properties that are not online bookable and properties that do not have a high percentage of “accepted bookings.” For homeowners and managers who steer bookings off of the site, Best Match will drop the home in search results.

According to Hale in a response to a homeowner, “Your bookings will come —- PROVIDED you have nights to sell AND provided we have good signals about your property in best match. If you are not taking bookings, and we can’t see your performance on the site, all bets are off. But assuming that you are working hard to succeed in best match, the algorithm will deliver you demand LATER in the year than you expect. But it will come.”

 

4. Addition of Traveler Fees/Service Fees

When HomeAway decided to mimic Airbnb’s pricing model by incorporating a Traveler Fee, HomeAway’s suppliers raced to forums and social media to express their discontent. As one owner said, “I had a significant drop in inquiries prior to the service fee – the service fee was just the nail in my vrbo coffin.”

The HomeAway Traveler/Service Fee tacks on an additional fee, paid by the traveler, to bookings made on the HomeAway family of sites. Below is a chart showing how traveler fees are calculated.

HomeAway Service Fee Table

HomeAway CEO Brian Sharples explained, “The reality is that we’re re-investing the majority of this money into marketing to bring in more travelers (we nearly doubled marketing spend with the introduction of this fee) and to provide true financial guarantees that can protect and help travelers who have bad experiences from using our sites. And we’re also more than doubling our investment in government relations efforts to continue fighting for the rights of property owners all over the world.”

However, unlike the majority of Airbnb’s inventory, HomeAway’s inventory of second homes are typically listed on multiple channels, and pricing for each home is carefully set based on market conditions (i.e., supply, demand, seasonality, events, etc.).

The HomeAway Traveler/Service Fee ignores any pricing sensitivity in the marketplace. This fee burdens consumers with a five to nine percent increase in the cost of their vacation rental at a time that hotel and resort prices are becoming more competitive.

The number of bookings and inquiries from HomeAway will likely continue to decline if 1.) There is more price sensitivity in the market than HomeAway realized, or 2.) Consumers realize they can compare pricing and choose to book via another channel.

 

What is coming? Beware. 

A few months ago, Booking.com announced to its hotel customers that it would stop providing the hotel with the guest’s email address as part of the booking confirmation process. Booking.com cited security as the key reason for the change.

In the hotel community, there is heavy speculation that the other OTAs will also decide to cease passing on guest email address. If their predictions are accurate, an Expedia-owned HomeAway is likely to follow suit.

Purchasing Vacation Rental Linens: Everything You Want To Know But Are Afraid To Ask 

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By Stephen R. Craig — This is the time of the year when many summertime season vacation rental companies are spending money to buy linens in preparation for the summer. And the total dollars they are spending on linens is getting higher every year. A great part of this massive increase is due to linen losses.

There are basically two types of vacation rental companies. One type of vacation rental company is the one I call “The Owners.” They own their own linens and get these linens cleaned on a guest or owner departure in one of two ways: they either send it to a laundry company for cleaning and pay per pound, or they have their own laundry machines and wash everything themselves. The other type of vacation rental company I call “The Non-Owners.” These companies do not own linens and either rent them from a linen supplier at a set price per piece, or their property owners own the linens and clean them in the unit washer and dryer on a departure clean.

I wish I had time to share the pros and cons of all these systems, but I’ll leave that for a later date. Suffice it to say that laundering in a rental unit is the worst system imaginable.

The only system where linen losses are usually not an issue is when a company rents linens. (The other systems mentioned above should strongly take a look at how they are losing linens.) The key to a successful linen system is using the same linens over and over again.

Linens that cannot be used over and over again are referred to as “shrinkage,” and these numbers are getting worse every year. Take a look at a few ways shrinkage can occur in a vacation rental company:

Collection

  • Employee theft
  • Stains (laying linens on oil or grease, wheel burns, etc.)
  • Tears (rips occurred by removing sleeper sofa linens)
  • Mildew (being stored prior to processing)
  • Damage (stuffing pillow cases and dragging them on cement, etc.)
  • Accidental Loss (linens can be left on landings or even thrown in the dumpster by getting mixed with trash)

Processing 

  • Over-bleaching
  • Irremovable stains
  • Tears or rips from getting caught on machines and carts
  • Rust from tumblers or carts
  • Employee theft
  • Over-drying or scorching
  • Chemical residue in linens

Distribution 

  • Employee theft
  • Guest theft (when carts are left unattended)
  • Stains

Guest Use

  • Theft
  • Irremovable stains (make-up, blood, etc.)
  • Abuse
  • Misplacement (beach, tennis court, golf course, etc.)

 

To put this in more common terms, I’ll cite actual examples of ways shrinkage has occurred that have been shared with me:

  • Employees use room linens to do the cleaning. The stains do not come out. This is the single biggest way that linens are abused at many properties, primarily vacation rental companies.
  • Owners take a pillow and it’s case when they depart so kids can sleep in the car on the way home, or they take a pillow case to hold dirty clothes.
  • Golfers take face towels to clean their clubs and put a hole in the towels in order to hang them on their bags.
  • Blood located on a fitted or bottom flat sheet that is not removed during cleaning.
  • The owners or guests take towels home or renters exchange linens.
  • Employees steal linens for their own use or for sale at flea markets.
  • Dirty linens are stuffed into pillow cases and dragged along the ground causing irremovable stains on the case.
  • Employees carelessly take sheets off sleeper sofas and rip the sheets on the springs.
  • Wash cloths are used to shine shoes, wash cars, remove makeup, etc.
  • Skis are waxed using room linens causing irremovable stains.
  • Maintenance crews wipe up messes with face towels or use sheets as drop cloths.
  • Guests wash linens in the in-unit washers and dryers and they become dyed from other linens.
  • Chemicals are improperly added to washing machines — either too much or the wrong chemical — and damage the linens.

 

Regardless of the processing system you use, you can minimize your expenses by following some of these guidelines:

Bed linens 

  • Use 250-thread count for king and queen sized beds — no higher — for all sheets. Use a 65/35 blend of poly/cotton.
  • Use 180-thread count for twin beds. They are cheaper than 250-thread count and kids won’t notice or care.
  • Eliminate the use of double sheets and use queen sheets on double beds. You only need to have queens marked by laundry markers or threads. This saves time and money.
  • Use deep pockets on all fitted sheets.
  • Pillow cases: use either all regulars or all kings. No combinations. And use 180-thread count because they will take many, many stains and will need replacing.

Terry 

  • I believe your linens are measured by the quality of your bath towel. Invest in a good bath towel. Use at least a 14-pounder (pound weight is the total weight of 12 of the items). Many companies are investing in 17-pounders.
  • Limit the quantity of towels per occupant. The oldest rule in the linens book is “the more you give, the more you will need to replace.” Most companies give two bath towels per occupant, but many companies have limited bath towels to one per occupant.
  • Do not provide hand towels per occupant, but provide one per bath/half bath instead.
  • Use hand towels of a lesser quality than bath towels.
  • Purchase the least expensive wash cloths possible. They are now viewed as disposable, so why waste the money? They are going to go by the wayside no matter what the quality is.
  • Do not provide dish rags in the kitchen. Use kitchen towels only and add an inexpensive wrapped sponge.
  • Minimize the number of kitchen towels, never more than two. Consider microfiber kitchen towels instead of cotton.

 

Presentation can often be as important as what or how much you provide. A big trend in our industry is to display terry on the beds in attractive piles per occupant. Don’t place them under sinks or hide them in cabinets. Also, place the sleeper sofa linens on the cushions so the guests do not have to track them down.

Preventing shrinkage is critical, but in the meantime we hope these purchasing tips will help to minimize your investment.

 

About Steve Craig

Steve Craig is the recognized national authority on Vacation Rental Housekeeping. Steve started his adventure in housekeeping with his own cleaning company in 1984. Craig Services Management was actively servicing 13 resorts throughout the state of Florida by the time Steve sold it in 1986 and started his consulting business Pro Resort Housekeeping (proresort@aol.com). Since that time Steve has consulted with over 220 vacation rental, vacation ownership and destination resorts throughout the U.S., Canada, the Caribbean, Mexico, and Great Britain. He has published over 800 articles and newsletters, including the Vacation Rental Housekeeping Professionals (VRHP) newsletter where he served as founder and director for 13 years, spoken at numerous industry conferences by NTC, ARDA, VRMA, FVRMA, CFRMA, Colorado Lodging Association, California Lodging Association and VRHP seminars, and designed and overseen installation of 17 on-premise laundries across the country. Throughout his entire career Steve has stayed abreast of cutting employee relations, legal and operational changes in the vacation rental housekeeping industry. Steve has worked directly with numerous product manufacturers to test their products and share his findings. From new product evaluations to labor laws, Steve has recognized, monitored, evaluated and shared their impacts on the vacation rental housekeeping industry with his VR View and in his VR Maintenance newsletter (www.proresort.net).

Is Airbnb a threat to Expedia and Priceline?

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Cowen & Co. analysts Kevin Kopelman and James Sullivan offered up a massive note summarizing findings from a survey of 1,400 travelers, which suggest to him that while the threat of home-sharing startup Airbnb to Priceline (PCLN) and Expedia (EXPE), two stocks he rates Outperform, is real but also overestimated by most.

Kopelman has price targets of $1,360 on Priceline and $135 on Priceline and Expedia, respectively.

We surveyed 1,400 US travelers to gauge Airbnb’s trajectory as it triggers shift from hotels to homes. Results were favorable for Airbnb, driving our long term estimate of ~500M nights in FY20 & ~1B in FY25. We remain cautious on Hotel REITs as Airbnb places add’l pressure on top line, esp. in gateway markets. However, our cannibalization & market share scenarios indicate risk to Priceline/Expedia is overstated.

Kopelman estimates that Airbnb had bookings in 2015 of $7.2 billion, perhaps rising to $12.3 billion this year. That’s based on what he thinks were 68 million guests in 2015 and what may be 129 million this year, at an average of $4,837 per guest last year, rising to $4,907 this year.

On all that, Airbnb, may have made $900 million in total revenue last year, and may make $1.6 billion this year.

That would be a revenue growth rate this year of 76% this year, down from 87% last year.

Airbnb vacation rental consumer research

 

He describes some of the survey results:

Airbnb had an extremely high net promoter score (NPS) of +75% and compared favorably vs. the average hotel. Airbnb customers in our survey were passionately in favor of the service, with an NPS of +75% (82% would recommend, vs. 7% who would not), including 44% saying they were “very likely” to recommend Airbnb. Airbnb users were also 9X as likely to be more satisfied by their average Airbnb stay vs. their average hotel stay for leisure travel (63% vs. 7%, with 30% neutral). Lastly, customers who used Airbnb for business were 5X as likely to be more satisfied with Airbnb for business than their average hotel stay (51% vs. 10%, with 39% neutral).

Regarding Expedia and Priceline, Kopelman writes

There is some investor concern that Airbnb hotel cannibalization could disproportionately affect OTAs, given a high customer overlap, effectively stalling or slowing down OTA market share gains within the hotel industry.

Given relatively high levels of reported hotel cannibalization, and survey responses showing that most Airbnb customers prefer Airbnb to their average hotel stay, we expected to see evidence of some Airbnb customers abandoning hotels entirely for Airbnb. On the contrary, we found that 99% of Airbnb customers in our survey used hotels in the past year, and were heavier users of hotels (at 10 leisure hotel nights per customer) than the average hotel customer in our survey (at 7 leisure hotel nights per customer). In fact, looking at share of all paid travel nights (hotel + all short-term rental), hotels continued to account for 69% of Airbnb customers’ total nights.

Kopelman also observes that Priceline and Expedia are investing in their own “short-term house/apartment rental” offerings:

Priceline began investing heavily in alternative accommodations in Q4:13. Since that time, vacation rentals have increased as a percentage of properties listed on Booking.com from an estimated 29% to 46% today. Most of Booking.com’s vacation rental properties are located in Europe. The company has focused on maintaining 100% instantly bookable properties, in order to seamlessly integrate its vacation rental properties into the overall Booking.com experience and maintain high customer conversion rates. Booking.com has also specialized adding new types of professionally managed ‘self-catered product’ in urban areas, such as apartment- hotels. We estimate that vacation rentals now account for ~15% of Priceline room nights booked.

Things are a lot darker for LaSalle and hotel REITs like them:

We believe that Airbnb creates an incremental negative variable for our Hotel REIT coverage at the same time that other fundamentals, unrelated to Airbnb, have become more challenging. The primary impact over the next 2–3 years, assuming the Airbnb penetration rates outlined above, should be that room night demand should trail the typical levels that we would expect per unit of GDP growth. Given that the industry has entered a multi-year period in which supply growth should be above long-term average annual levels, this is likely to make it more difficult for the industry to achieve pricing gains. As a result, we expect near- term ADR growth rates to trail the current forecasts provided by the primary third-party sources that the industry uses, which typically range from 4%-6% for 2016. We reiterate our Market Perform ratings on Host, LaSalle, and Pebblebrook.

Vacasa raises $35M

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Vacasa today announced a $35 million funding round — the largest of any Portland-based company in nearly two years and the largest of any vacation rental management company since 1998.

“Over the next year, Vacasa will be expanding both organically and through acquisitions to many of the great vacation rental markets in which we don’t yet have a presence,” said Vacasa CEO Eric Breon.

The vacation rental website had bootstrapped since launching in 2009 before this Series A round led by Level Equity.

Last fall, Vacasa added Kuljeet Singh as COO. Singh previously served as senior vice president with Florida-based Pods Moving and Storage and in executive and management positions at retailer Home Depot and Ikea. By bringing Singh on board, Vacasa was able to add the experience with large distributed organizations that investors prefer.

Vacasa employs more than 1,000 people that oversee more than 3,500 vacation homes in 135 markets across the U.S., Europe, Central America, and South America.

Vacasa is currently the second largest vacation rental management company behind Wyndham Vacation Rentals and offers marketing, rate optimization, reservations, guest services, housekeeping, maintenance, etc. — to help homeowners earn money off their property.

According to GeekWire, Eric Breon said that Vacasa does not have any direct competition.

“Vacasa is the only full-service, tech-enabled property management company on the market today,” he said.

When asked about Airbnb, Breon said, “Airbnb plays in the peer-to-peer space, which has grown quickly. We see Airbnb as the eBay of our industry, while we view ourselves as the Amazon of our industry.”

Vacasa will use the new money to expand around the world and double its workforce in 2016. The company will also move into a 40,000 square foot office in June.

Subscribe to VRM Intel Magazine

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The new VRM Intel Magazine Spring Issue for vacation rental managers is here!

Subscribe below to get your free subscription to VRM Intel delivered to your mailbox.

 

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Fixed-Rent Contracts: Are they really good for VR Managers?

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Fixed-Rent Contracts, Leasebacks, Net Commission Arrangements, Guaranteed Payments, Fixed Leases…

These are all terms used in the vacation rental industry to describe an arrangement between the property owner and the property management company in which the management company pays the homeowner a predetermined, “fixed” or “guaranteed” monthly payment for rental rights to the property. In this arrangement, the manager is able to keep all revenue he makes from the rental over the amount paid in monthly payments to the homeowner.

Vacation rental managers have been hearing a great deal about the benefits of “Fixed-Rent Contracts” over the last two years. Every VRMA conference has at least one session promoting this type of business arrangement with homeowners, and in the most recent VRMA Review, the cover story was entitled, “Fixed-Rent Contracts: Good for Managers, Good for Owners.” (VRMA Review, Winter 2016, Volume 28, No. 1)

But are Fixed-Rent Contracts really good for managers and good for owners, like the article says?

At VRM Intel, we receive emails, calls and comments from vacation rental professionals, homeowners and employees on a range of issues. After hearing multiple reports about several companies across the country who utilize Fixed-Rent Contracts experiencing business difficulties, we reached out to industry experts to find out more about these “net arrangements” or “Fixed-Rent Contracts.”

According to Tim Cafferty, President at Outer Banks Blue in North Carolina, “Net arrangements are not legal in this state and are not looking out for your client’s best interest in the eyes of the Real Estate Commission.”

“In a client relationship you owe the fiduciary loyalty, duty and obedience,” Cafferty explained. “The NC Real Estate Commission has been strong on this. They feel you are not fulfilling your ‘duty’ to the client.”

And the North Carolina Real Estate Commission has a point. These contracts encourage VRMs to favor one property over another for reservations. Let’s look a little deeper into this model that – for simplicity – we will refer to going forward as “Fixed-Rent Contracts.”

 

Advantages and Disadvantages for the Owner

The major advantage for the homeowner in signing a Fixed-Rent Contract is securing a steady, guaranteed income stream for the home. Jeff Paglialonga, owner of TeemingVR, said, “For older retirees looking to eliminate fluctuations in income, these contracts work well.”

Steve Milo, founder and managing director at Vacation Rental Pros added, “We are starting to see builders of vacation rental homes in Orlando discuss leaseback options with potential buyers. It is most attractive for foreign buyers, particularly if they are looking for bank financing as leaseback contracts offer guaranteed cash flow to show the bank.”

With Fixed-Rent Contracts, homeowners are also able to eliminate market risk. In a bad market, the homeowner covers his expenses.

However, in a good market, the owner is leaving money on the table. There are several additional key disadvantages for the property owner:

  • The Owner has Less Access to His Vacation Home  – While Fixed-Rent Contracts vary on how many days of use are allowed, the owner has significantly less flexibility to enjoy his vacation home.
  • More Wear and Tear on the Home – Vacation rental managers are more likely to book a home in their inventory under a Fixed-Rent Contract than a commission-based home since they are able to keep all of the revenue. As a result, there are more stays in the Fixed-Rent home resulting in more wear and tear on the property.
  • Higher Utility Bills – For similar reasons, higher occupancy leads to higher utility bills. In some cases, vacation rental managers are opting to pay for utilities as part of the contract.
  • Risk of the VRM Experiencing Cash Flow Issues – If the vacation rental management company experiences financial issues, the VRM will prioritize paying trust accounts for commissioned homes for which they have collected advanced rental payments before paying Fixed-Rent expenses.

 

Advantages and Disadvantages for the Vacation Rental Manager

For the vacation rental manager, the decision to pursue Fixed-Rent Contracts is more complicated. While the utilization of Fixed-Rent Contracts can help a company quickly obtain – or buy – market share, there are other considerations. These arrangements are not new. In Orlando in the mid 1990’s, many property managers utilized these contracts, and some went out of business as a result. Fixed-Rent Contracts require discipline, deep market knowledge, strategic construction and flawless execution.

Why are Fixed-Rent Contracts complicated for VRMs?

 

1. Trust Accounts vs. Fixed-Rents 

For vacation rental managers who responsibly operate under trust accounting rules, there are specific ways in which rental payments are protected for the homeowner. In contrast, the Fixed-Rent payments to the owner are allocated as an expense. Therefore, the money due to the homeowner is not protected, and there is a temptation for the VRM to use monies collected from rental payments for homes under Fixed-Rent Contracts to expand the business or to pay expenses. Even the best VRMs can easily find themselves upside down paying fixed payments to owners if rental payments are not set aside.

 

2. Fiduciary Responsibility to All of Your Property Owners 

To revisit Tim Cafferty’s comment, according to the North Carolina Real Estate Commission, “In a client relationship you owe the fiduciary loyalty, duty and obedience.”

The VRM is more likely to push reservations for the home for which they get to keep the revenue over a commission-based home where they only get to keep a small percentage. Consequently, demand is not evenly distributed across the VRM’s inventory, resulting in favoring the Fixed-Rent home and harming the commission-based property owners.

 

3. Revenue Requirements for the Property Owner 

In the vacation rental industry, a large percentage of homeowners are using short-term rental income to supplement the cost of owning a vacation home instead of requiring a profit-driven income stream from the rental of their home. In contrast, once a VRM is paying for a Fixed-Rent Contract, he now is required to make money on the property.

We reached out to George Volsky to help explain this principle:

A key difference between vacation rentals and hotels lies in the goals of investors. A hotel is often owned by a real estate investment trust (“REIT”), which assigns operations to a management company. The REIT expects the manager to generate enough rent to both pay the mortgage and generate a return on investment. 

A vacation rental home, however, is usually owned by an individual who expects to lose money for five to eight years until he can sell the property at an appreciated price (enjoying lifestyle benefits in the meantime). 

Take a poll of all the vacation rental companies you know. Find out how many of these companies (or these companies’ owners) actually own homes in their own rental program. Of those that do, find out how many generate positive cash flow. There is a reason why VRMs our nation‘s experts on vacation rentals tend not to own the properties they rent.

 

4. Risk vs. Reward 

According to Volsky, “Under traditional contracts, VRMs charge whatever renters will pay. The homeowner assumes the market risk. However, when a VRM executes a Fixed-Rent contract, the VRM effectively ‘buys and owns’ the weeks, assuming all risks.”

The vacation rental industry is built on the premise that the homeowner is able to absorb the risk associated with rental income since the owner prioritizes the value of the home over the rental income. Fixed-Rent Contracts shift all of the risk to the VRM, while the homeowner is quite willing to accept the risk of less rental income as they still maintain value and appreciation of the actual home. Unlike the owner, when the VRM takes on the risk, he cannot afford to lose money.

TurnKey Vacation Rentals Chairman John Banczak explained, “Anyone who takes on more risk needs to see more reward, and vice versa. If you are a business getting 35% from a property, when moving to Fixed Payments, you are going to want to see more reward. That means the Fixed Rents to owners have to be so low that it likely will not be appealing.”

 

5. Reservation-Based Model vs. a Property-Based Model 

What is the difference between a reservation-based model and a property-based model? In a reservation-based model, the VRM makes money by increasing reservations, largely based on fees to the guests. In a property-based model, the VRM primarily makes money from the owner through higher commissions or service fees for managing the home.

If a VRM’s revenue model is reservation-based instead of property-based, more inventory doesn’t lead to more reservations. It just leads to more capacity. The demand has to be there to fill it. Knowing how your VRM generates income helps you to make an informed decision regarding Fixed-Rent Contracts.

 

Most experts agree that there are instances where Fixed Contracts can be beneficial when used intentionally, strategically and skillfully, but managing Fixed-Rent Contracts requires the VRM to be disciplined with the money, outperform the market in rentals without taking away from the commission-based inventory, and manage the risks associated with market and destination conditions.

“There is a place for Fixed-Rent contracts, but that place is defined in terms of strategic goals,” said Volsky.  “Fixed home contracts will not generate profits for a majority of homes in a typical rental company. They will not earn long-term profits for even half of the units in a typical rental company.  Fixed-rent contracts must be used in special situations by VRMs with sophisticated growth expectations.”

By Amy Hinote

VRMA Action Alert Oppose Denver’s proposed primary-residency requirement

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The Denver City Council is entertaining an ordinance to allow short-term rentals with restrictions. The proposal will limit short-term rentals to primary residences. This directly affects the professional vacation management industry and could influence communities regionally and even nationally. We urge you to contact the Denver City Council. Take action today to help inform the Denver City Council on the importance of our industry and our opposition to these types of rules.

Ask your staff, suppliers and property owners to also send an email by visiting http://www.vrma.com/denver.

Take action here!

Marriott And Hilton Fight Back Against Priceline And Expedia

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Summary

  • Higher commissions charged by Priceline and other OTAs have been a grudging point for hotel chains since the beginning.
  • Hotel chains like Marriott and Hilton have stepped up their effort to increase the share of direct bookings, thus lowering the commissions paid.
  • Long-term impact on Priceline and other OTA stocks should not be underestimated.

By Rohit Chhatwal, Growth, tech, large-cap, research analyst via Seeking Alpha

Hotel chains have always felt that OTAs like Priceline Group (NASDAQ:PCLN) and Expedia (NASDAQ:EXPE) have charged them unreasonable commissions for bookings made through their platform. These commissions can easily be as high as 15 to 20%. On the other hand the marketing costs for other channels like bookings on the hotels’ website or other offline channels rarely go above 4-5%. In the earlier stages of the evolution of the OTA platform, these higher costs were justified due to a higher cost of building the technology and platform. Also, the hotel chains were quite slow in adopting new technology which forced them to rely on OTAs.

However, for the past few quarters, more and more hotel chains, especially the bigger chains like Hilton (NYSE: HLT) and Marriott (NASDAQ:MAR), have started building their platforms much more aggressively. Both of them have pushed their direct booking platforms through heavy advertisement. Marriott started with “it pays to be direct” campaign in August 2015 and received close to 7 million views on YouTube. Similarly, Hilton Worldwide has launched its campaign of “Stop Clicking Around” a few weeks back and has garnered over 3 million views on YouTube. It also had 49 spots from February 15 to 17 in US, with an estimated budget of $1.3 million according to iSpot.tv.

These campaigns are launched on the back of two important factors. First is the easing of “rate parity” and “most favored clause.” Rate parity clause requires the hotels to match the lowest rate they are offering across all channels on OTAs platform where similar rooms are available. Most favored clause requires the hotels to give the best terms to OTAs, of all other partners. Both these clauses came under increasing reviews from different investigators in Britain, France, Germany, Italy, Sweden, and more last year.

The second factor lies at the core of the technological evolution of these platforms. It was quite expensive for a single hotel chain to spend heavily on its digital platform when the technology was in its infancy, back in the late 90s. Now it has become much simpler for a big hotel chain to have a digital footprint and also pays a better return over the long term.

Starting from April 11, Marriott will be launching new hotel rates for Marriott Rewards loyalty members. One can see the future plans for the chain by the breadth of this program. It is going to be available for 4,200 hotels across the world. Furthermore, if a guest finds a lower rate on any other platform than the one available on Marriott site within 24 hours of booking, Marriott will match that rate and provide an additional 25% discount. Its CMO has gone on record to say that the reason for this aggressive marketing is that they wanted to remove the myth that one can get the lowest rates only through other travel websites (OTAs like PCLN and EXPE).

Hilton’s CEO Chris Nassetta mentioned in the last quarterly results that they have secured three main concessions from OTAs in their negotiations. They are: getting rid of last room availability for OTAs, lowering margins to reasonable levels and having the ability to offer preferential treatment to Hilton’s loyal customers. Hilton Honors deals now offer 10% off the published rate and additional points which can be used for free wifi, complimentary nights and digital room keys as well as concerts and weekend getaways.

The efforts by major hotel chains to increase their direct bookings and customer loyalty programs will only increase. It has already rattled both PCLN and EXPE management. Dara Khosrowshahi, Expedia’s CEO mentioned in a recent investor day discussion on March 16th that if Marriott and Hilton do not provide their best prices and availability to Expedia then they will lose share on the platform. Priceline Group CEO Darren Huston also remarked at the ITB Berlin Convention in early March that he’s annoyed by efforts made by bigger hotel chains to push direct bookings. Similar sentiments were shown by the CEO during the fourth quarter earnings call on February 17th when he remarked that he doesn’t like some of the actions taken on chain levels.

There’s a marked difference between independent and chain hotels in terms of online booking share done on OTA for both the US and European market. Major chains already have a higher percentage of online bookings through non-OTA channels and should be able to increase this share considerably.

Fig: Difference in OTA and online direct share among independent and chain hotels in US for 2015. Source: Phocuswright

Fig: Difference in OTA and online direct share among independent and chain hotels in Europe for 2015. Source: Phocuswright

 

Conclusion

In the highly competitive lodging industry a major direct online booking push by big players like Hilton and Marriott will force other players to relook their marketing channels. Instead of considering only RevPAR metric, hotel chains would put a greater focus on NRevPAR which is RevPAR minus the cost of commissions. When this metric is looked, the direct booking model is more profitable. This might not be a death knell for OTAs but it would put downward pressure on their gross bookings and commission rate. In the end this will affect their topline and bottom line and eventually their stock levels.

Disclosure: I/we have no positions in any stocks mentioned, and no plans to initiate any positions within the next 72 hours.

I wrote this article myself, and it expresses my own opinions. I am not receiving compensation for it (other than from Seeking Alpha). I have no business relationship with any company whose stock is mentioned in this article.

Austin-based TurnKey Raises $10M in Series B Funding

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Austin-based TurnKey Vacation Rentals Raises Series B Funding in Spite of Austin’s Recent Anti-Vacation-Rental Legislation

In March, TurnKey Vacation Rentals disclosed that it has raised an additional $10 million in Series B funding from Silicon Valley-based Altos Ventures and Silverton Partners of Austin to expand its vacation rental management service. This round of funding brings the company’s total raise to $20 million. TurnKey vacation Rentals currently manages 1,000 properties over 24 markets and is home to 140 employees.

The announcement of the investment comes on the heels of what has been a volatile year, so far, for short term rentals in Austin. Last month, the Austin City Council voted to ban short-term rentals, even though an estimated 250 employees from Austin-based HomeAway marched on City Hall in support of short-term rentals. The new legislation phases out short-term rental permits over the next six years.

We reached out to TurnKey’s Chairman John Banczak to find out more about the regulatory environment in Austin and about TurnKey’s future plans.

 

Q: Just last week, Mike Maples of Floodgate, a prominent venture capitalist, tweeted about stopping investment in Austin-area sharing economy startups. Do you think the recent decisions will affect how Austin startups will grow?

JB: Mike’s got a great point. Anyone who has met him or seen him speak knows that he is a visionary in the tech space. His impression that these decisions from Austin’s city council will put a dampener on innovation and creativity is right. If you are considering locations for a startup, these actions with Uber, Airbnb, and even worse HomeAway – a company that employs over a thousand people in Austin – are going to give you pause.

 

Q: Has TurnKey’s vacation rental business been affected by these decisions made by the Austin city council?

JB: No, not really yet. The majority of our business comes from outside of Austin. In the short-term, if anything, it constrains supply of short-term rentals which helps our owners who are already licensed and renting. It has the potential to have an impact on us several years down the road. We believe at some point folks will look more closely at the recent decisions and realize they are not based on facts.  We also believe new programs being offered by HomeAway and other creative solutions will enable a fair balance to once again be brought to the Austin market.

 

Q: We recently heard Flatbook, another sharing economy company, is relocating to Silicon Valley. Do you think the Austin Council had anything to do with them relocating there, versus say Austin?

JB: I don’t know the folks at Flatbook, and I’m guessing they made their decision for a number of reasons, but it wouldn’t surprise me if this was on their radar. They decided to move to a state with much higher taxes and much more expensive housing and labor, over a place like Austin. On the one hand we have large businesses like Google, Apple, Facebook, Oracle all increasing their presence in the area. The question is do you have small, new, innovating companies relocating here as well. Of course not everyone is going to move to Austin, but no doubt a city council that appears hostile to innovative businesses can’t help.

 

Q: Shifting to the TurnKey business model, how do you guys measure success internally at TurnKey?

JB: For us, it starts with guest satisfaction. If we can’t deliver a quality home that is exceptionally clean, and that a guest is thrilled about, we are not going to be around long. We measure our guests’ satisfaction in several ways. Almost half of all guests engage us and with ratings or reviews which we think is an industry best. 96 to 98 percent of our feedback results in 4 to 5 star ratings. We are pretty confident we are delivering a great product to guests and we have the tracking to monitor it. This results in more bookings, and more revenue for owners, which results in happy owners.

 

TurnKey competes with traditional property management firms, charging an 18 percent commission on bookings. With the funding, TurnKey is looking hire an additional 100 employees over the next year and expand to 100 new U.S. markets over the next few years.

 

HomeAway Didn’t Get A Google Penalty, SEO Drop is Self-inflicted

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BY Chatter recently came my way both from a few clients and on Twitter from Matt Landau that a big listing site may be facing a Google penalty. Is it possible that a HomeAway Google penalty is happening?

Searches in many of my clients’ main areas indicate that HomeAway has dropped out of the search results in lots of popular areas. This is a classic sign of the quality updates from Google called Penguin or Panda. Typically, these search engine algorithms from Google can remove a website from organic search results due to bad backlinks (Penguin) or thin and poor-quality content (Panda).

For many vacation rental owners, marketers and managers, HomeAway dropping out of the Google search results would make a huge difference to their website traffic. After all, HomeAway ranks on the first page for tens of thousands of keywords and many of those overlap with lots of other websites that are run and owned by managers.

 

I’m Pretty Sure I Have Discovered The Cause

After doing some digging, I am pretty confident I have the answer: HomeAway.com was not penalized by Google. Instead, the reason for the drop in many search results was something much more simple (and completely self-inflicted): HomeAway told Google to not crawl certain pages.

Below is a link to HomeAway’s robots.txt file. A robots.txt file tells search engine crawlers like Googlebot, Bingbot and more what pages they can and cannot crawl. HomeAway’s recent drop is the result of one thing: Google trying to crawl pages that HomeAway did not want to crawl. As a result, the robots are not crawling pages (and thus, removing these pages from the index), leading to the drop in search results pages.

https://www.homeaway.com/robots.txt

How To Fix The Phantom HomeAway Google Penalty

An example of a blocked page in Google search.
An example of a blocked page in Google search.

Fixing the dropped pages from Google search should be fairly straightforward: remove the needless query strings from their internal links to various landing pages.

In the example above, the following query is appended to the URL of the normal Deep Creek Lake landing page.

?icid=IL_homemerch_linkpile_cabins

This query string allows for the analytics manager to view how many times this particular link was clicked. However, it also let Google crawl the wrong version of the page and then try to index it. Based on my sleuthing, HomeAway was using these links on tons of various internal linking structures throughout their website. As a result, their most popular pages (like to Deep Creek Lake, North Myrtle Beach and tons of others) are getting noindexed and blocked by Googlebot. It appears that HomeAway has since removed their robots.txt rules, but the recovery may be slow as search engine crawlers take awhile to reindex results.

My expectation is that Google will recover and reindex all of the dropped HomeAway pages within two to three weeks.

 

Lessons Learned From Indexing Large Websites

If you do SEO for a large vacation rental website, cut out tagging internal links: it’s a disaster for SEOand leads to issues just like this. Internal linking for SEO is great, especially on large websites, but it needs to be done carefully and thoughtfully. Make sure that you are aware of modifying a robots.txt file and the impact of how it can seriously impact how Google indexes and crawls your entire website. One small change caused HomeAway to lose tens of thousands of dollars in bookings over the past few weeks: don’t make the same mistake.

By Conrad O’Connell, Digital Marketing Director at InterCoastal Net Designs (ICND)

Expedia on Homeway traveler fee: “We like what we see.”

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In yesterday’s meeting with investors, Expedia took time to provide an update on activities related to their recent purchase of HomeAway. Expedia CFO Mark Okerstrom described the growth opportunities for HomeAway in two pieces, secondary homes and primary homes in urban markets.

Okerstrom also laid out a two phase plan to increase revenue for HomeAway which included 1) take what HomeAway already has, turn it to be 100% online, and better monetize transactions, and 2) leverage opportunities in the urban market.

“The traveler fee has been launched in the US, early. Encouraging signs. We like what we see,” said Okerstrom.

“We have really tilted the focus of this business from being a very supplier-focused business focusing on one side of the platform, focusing on getting subscription renewals – the right thing to do at the time – to really a two-sided platform, taking this formula (that Dara described to you) of bringing online marketing, world-leading conversion platforms, utilizing test-and-learn technology and supplier facing technology and turning it into a real online business

Okerstrom added, “We’ve taken some of the money that we’ve seen incremental from the traveler fee, and we’ve started to put that back into the business. The introduction of a ‘Book with Confidence Guarantee’ essentially says, ‘Traveler, if you book on the HomeAway platform, and you don’t like the property or you have a dispute with the owners about the damage deposit, we will take care of it for you.”

“This is a difficult transition that we are pulling off, but we are opportunistic about what we’ve seen so far.”

During the Q&A, Expedia admitted that they had seen a “tick down in conversion rates” on HomeAway.

“It is so early, and the teams are still testing various combinations of subscription rates and traveler fees, so it is too early to give a take rate. We have seen a tick down in conversion rates as you actually might expect, nothing out of the ordinary, entirely expected.”

“We feel good about what we see,” he restated.

Expedia Inc. CEO Khosrowshahi reiterated that Expedia believes it can build HomeAway into a business with $350 million in earnings before interest, taxes, depreciation and amortization (EBITDA) by 2018, up from about $120 million last year.

HomeAway Transition

HomeAway and Airbnb Revenue Comparison

New Study Illustrates the Good, the Bad, and the Ugly in Short-term Rental Regulation

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Short-term rental technology companies have created a vibrant marketplace for peer-to-peer accommodations so it comes as no surprise that the popularity of short-term rentals has exploded in recent years. Now a new R Street Institute policy study and corresponding website: Roomscore.org, seek to quantify the friendliness of the regulations in a broad cross-section of municipalities. Collectively, the study paints a picture of a chaotic regulatory environment in which a few municipalities have taken the time to get it right while significantly more have rushed to regulate an industry they may not fully comprehend.

There are bright spots in the study, as cities like Galveston and Savannah earned top marks for their short-term rental ordinances. Both cities were proactive in addressing short-term rental regulation by working with industry participants and homeowners and developed and passed reasonable ordinances that recognize the new economy, ensuring that the cities benefit from the economic activity, while also protecting the community. But of the 59 municipalities examined in the study, 25 of them received grades in the range of D or F according to R Street’s scoring system.

“The rapid growth of short-term rentals clearly caught many municipalities off guard,” said Matthew Kiessling, who specializes in short-term rental policy for the Travel Technology Association. “But the patchwork of local regulations highlighted throughout the country in this study, from very sound to very poor, suggests a clear need to begin approaching the challenge of short-term rental regulation much differently.”

As more and more Americans seek to engage in short-term renting, both in offering and utilizing, the need for simplified statewide standards is clear. This is especially true as communities continue to adopt confusing, oppressive or limiting regulations. Too often they are unenforceable, directly impact travelers and providers, and only serve to drive this pro-growth industry underground.

“Consumers have spoken, and the demand for short-term rentals growing exponentially. But when you see a study like this it suggests that cities would much rather create the impression that they’ve addressed the short-term rental issue, than actually addressing the issue,” continued Kiessling. “The time has come for legislatures to adopt statewide standards that recognize short-term rentals and help establish a framework to guide municipalities in embracing the future of this important accommodations option.”

Expedia makes more changes at HomeAway to compete with Airbnb

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BY  –Expedia’s longtime chief product officer, John Kim, a key player in the resurgence of the travel giant’s flagship site, has moved to a new role as the chief e-commerce officer for HomeAway, the vacation rentals company acquired by Expedia for $3.9 billion last year.

In addition, the Bellevue, Wash.-based company plans to start incorporating HomeAway listings on its Expedia.com and Hotels.com sites, using those flagship sites to compete more aggressively against AirBnB in major cities, in what’s known as the “alternative accommodations market.”

The moves were disclosed by Expedia’s chief financial officer, Mark Okerstrom, in a briefing with investors this morning, as the company outlined plans to expand the HomeAway business.

Okerstrom, who spoke on the call with Expedia CEO Dara Khosrowshahi, credited Kim with helping to bring the company’s flagship Expedia experience back to “technology greatness.” An Expedia spokeswoman confirmed that Kim has moved to HomeAway headquarters in Austin to join the team there.

The CFO described the HomeAway strategy in two phases. First, the company is seeking to improve HomeAway’s financials by boosting the share of overall vacation rental bookings that it realizes as revenue. Okerstrom showed the following charts to illustrate how HomeAway’s “take rate” is traditionally not on par with other competitors in the industry, despite strong bookings.

screenshot_1375screenshot_1376

 

HomeAway introduced a new “traveler fee” in the U.S. last month to start to address that situation, in line with AirBnB’s existing practice. HomeAway’s new traveler fee is a floating fee, but it’s expected to average about 6 percent for travelers, according to an earlier report by travel news site Skift.

Expedia CEO Dara Khosrowshahi
Expedia CEO Dara Khosrowshahi
Phase two of the strategy, Okerstrom said, is to expand HomeAway’s business in urban markets, including rentals in the primary homes of people renting them out. This is a more direct move against AirBnB, expanding beyond HomeAway’s traditional focus on renting out vacation homes.

To help break into the urban markets, Expedia plans to include HomeAway listings among the options available to travelers on its flagship sites at some point in the future.

“The traffic to get into these markets is incredibly expensive. Buying keywords for New York accommodations is some of the most expensive traffic you can buy,” Okerstrom said. “The great news is that we’ve already got that traffic on Expedia and Hotels.com.”

Expedia Inc. CEO Khosrowshahi noted that the company will also be able to leverage its e-commerce architecture and optimizations from the Expedia platform to further boost HomeAway’s effectiveness. He reiterated that Expedia believes it can build HomeAway into a business with $350 million in earnings before interest, taxes, depreciation and amortization (EBITDA) by 2018, up from about $120 million last year.

“We like the trends that we’re seeing,” Khosrowshahi said, “but we are in the first or second inning of probably an extra-inning game here.”