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Housetrip founder: 3 things all first time entrepreneurs should know

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Arnaud Bertrand founded Housetrip, a UK-based online vacation rental marketplace, in 2009 and served as CEO until he stepped down in 2014. During his tenure as CEO, Housetrip raised $60 million and grew to 300,000 listings. Bertrand recently wrote an article for Hot Topics, which they dubbed “amazingly honest,” in which he discussed what he learned from both his successes and failures. Bertrand is currently writing a book about his experience with HouseTrip.

 

Housetrip BertrandWhen I founded HouseTrip seven years ago I had the naivety that many first time entrepreneurs experience.

I thought that armed with a good idea and a great deal of confidence, the world would be mine.

Today writing a book about the whole experience enables me to see how comically deluded I was: what I thought would be a hard but relatively straightforward journey ended up being an experience so exacting that even today, months after I left the management of the business, I still go to sleep every night thinking about stressful episodes from my time at HouseTrip.

I consider myself extremely lucky to have gone through such a formative experience and if anything it reinforced my desire to be a life-long entrepreneur but I know now that founding a company is anything but straightforward.

The funny thing is that if today’s me told past me about the challenges I was going to encounter at HouseTrip I don’t think I’d have listened to a word of it.

Most first time entrepreneurs seem to be victims of the Dunning–Kruger effect (which states that the more useless you are at something, the better you think you are) and I was far from spared: “sure they’ll be some challenges along the way but I’ll deal with them when they arise, no big deal” was my frivolous thinking. In a way this might be a good thing: if everybody understood how punishing the journey of a first time entrepreneur is, only fools would start companies.

And after all, doesn’t good judgment come from experience and experience from bad judgment?

Nonetheless I still hope that you, dear reader, will be open to some hard-earned lessons from years of managing a business through some incredible ups (HouseTrip employed hundreds of people and raised $60 million from Europe’s top venture capitalists) and some very low downs.

For you I have compiled the three biggest lessons I wish the past me had listened to.

 

1. Succeeding at building a good business is first and foremost succeeding in the art of hiring and managing people.

There is this mystique out there of CEOs being greater-than-life individuals who, alone, give every last bit of direction in an organization (propagated in large parts by the numerous hagiographic portraits of CEOs in the media): I think that managing people this way only leads to demotivated employees who lack initiative and a CEO who’s so embroiled in the foliage of the business that she cannot see the forest.

If your company has any ambition the only way to manage your people is to do so in a way where they have a healthy amount of freedom and empowerment (while of course remaining accountable for the outcome of their work).

Being a good leader isn’t only about a group of people putting their faith in you but it also depends on you putting your faith in them.

There is no silver bullet to achieve this – there never is – but organizing your business in a way where you have “companies within the company” typically helps.

The idea is to divide things in a way where as many people in your company as possible end up being individually in charge of all aspects of their own business unit and accountable for the profit (or other important KPIs) that it is supposed to generate.

That’s the way some of the world’s most successful companies are set up and there are many great entrepreneurs who state that this empowering organizational design was the single greatest factor behind their success.

The key for this to work for first time entrepreneurs, is to hire the right people in the first place and I cannot understate the importance of having an extremely rigorous interview process from day one.

For each new role (and especially the most senior ones) you need to ask yourself – and then ask yourself again –whether you really need the role and then you need to devise a recruitment process which only the right person for the role can nail.

 

2. Having a differentiated product or service is far from being enough to capture your market.

If we are to take a military metaphor, to win the war you need to first secure your beachhead and then progress battle after battle.

And in the world of business securing beachheads and winning battles means becoming the solution of choice for coherent segments of customers.

Our example at HouseTrip is quite telling: I think that our failure to go for a sensible market capture strategy is the single greatest reason behind the lead that Airbnb has on us today.

When we were focusing on tactics (namely trying to be present in Google’s paid search results for all keywords relevant to us) they were ruthlessly applying their market capture strategy: before we knew it they’d established a very strong brand among key segments in our market and that was extremely difficult for us to counter.

They started, very sensibly, with a small (but very strategic) beachhead fit for the startup with limited means that they were at their beginnings: young American budget travelers.

Once they’d captured it they went for the same segment in other countries around the world and progressively expanded their offering to appeal to a larger public.

We at first grew very fast thanks to our Google tactics, but we progressively found ourselves in a situation where everyone started to know about Airbnb and our own customers were simply saying “I booked my flat from a website I found on Google.”

From that point on it was very difficult to compete with them. They were the brand everyone knew and told their friends about.

Our respective products, in all honesty, weren’t all that different (I’d actually argue that ours is in many ways better) but because they approached the whole thing strategically by winning hearts segment after segment, whilst we focused on tactics, they’re the leader today.

 

3. Founding a company and seeing it to success is winning a whole lot of fights against yourself.

We humans have a natural tendency to create our own Truman Show, our own cell of comfort: entrepreneurship is really hard because it’s about constantly forcing ourselves outside this cell.

First time entrepreneurs need to do things that feel deeply unnatural.

For instance for me the hardest thing was not to lie to myself.

Often when I was faced with bad news I’d simply bury them in a deep corner of my mind and choose to focus on more positive thoughts. Worse still, I’d not share them with others in the team thinking that they were my burden to carry and that my role as a leader was to give a positive impression about the direction of the business.

This of course meant that too often bad news weren’t acted upon: not surprising if I didn’t face it and didn’t ensure that those who were part of the solution knew about the problems.

Personally that was my biggest fight but all first time entrepreneurs are different, the only certainty is that you’ll fight yourself in some way.

For instance I know many first time entrepreneurs who struggle with their ego (entrepreneurs are after all not the most ego-free bunch) and who as such tend to do things motivated by the image of themselves that they want to project to others (be it the public, their employees, their investors, etc.).

If you are this way you need to be cognizant of the danger: this isn’t about you but about your business succeeding and the right decisions are sometimes bound to be unpopular.

Re-reading myself I realize that these three lessons might not give the first time entrepreneurs among you the most motivational image of entrepreneurship, so let me counterbalance this with a rather fitting quote from Winston Churchill.

Right before the start of WW2 he wrote: “The odds were great; our margins small; the stakes infinite”.

In entrepreneurship too the stakes are infinite – in many more ways that you might imagine – and this my dear reader is why, despite the hardship you’ll inevitably face, you shouldn’t hesitate to act on your great startup idea.

After all, to quote Churchill again you don’t want to become “the old man who said on his deathbed that he had had a lot of trouble in his life, most of which had never happened”: you want to experience what life has to offer, hopefully see your bet yield those infinite returns and if not, still get a return by emerging from your extraordinary experience a stronger, prouder and wiser person.

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OPMA

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Buy and Sell Vacation Rental Companies with Weatherby Consulting

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Revenue Management for Vacation Rentals

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Flagler County Sued by Vacation Rental Manager

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Vacation Rental ban in Florida

Ponte Vedra, FL – – – – – Fighting to protect the property rights of vacation rental owners in Flagler County and the privacy rights of vacationing guests, Flagler property owner and vacation rental businessman Steve Milo today filed a lawsuit against Flagler County officials alleging that commissioners violated Florida law and the constitutional rights of all citizens when they passed a discriminatory anti-property rights and anti-privacy ordinance last month.

“The Commissioners passed a vindictive ordinance that will effectively prohibit certain types of vacation rentals in Flagler County,” said Milo. “We will vigorously fight for equal protection of all property owners and the privacy rights of the people we represent, and for all property owners who may want to rent their home at some point in the future.”

The lawsuit alleges that commissioners not only violated the right to equal protection provided under the Florida Constitution, but also violates a citizen’s right to privacy by requiring the government to collect the names and ages of anyone staying in certain types of vacation homes in the county, whether they are the renter or just a dependent child.

“Not only does the ordinance trample property rights, but now the commissioners want to trample personal privacy rights too, by forcing vacation rental owners to collect personal data on renters’ family members and hand that information over to the government,” said Peter Heebner, attorney for the plaintiff.

Heebner’s law firm recently won a $30 million judgement against the city of Ponce Inlet, Florida. A jury there found that city leaders stopped citizens from completing a development project after they had already invested substantial sums of money.

 

Flagler County’s legal exposure in this case is substantially higher.

The lawsuit lists eight counts against Flagler County, including allegations that commissioners violated state laws that specifically protect property owners from local politician who pass laws that restrict or impinge their existing, legal vacation rental homes.

“This is a ham-handed attempt by Flagler politicians to please a small but vocal minority of constituents who don’t care if other people’s jobs are destroyed,” said Milo. “This community depends on tourism and the jobs it creates, and this ordinance will crush the livelihoods of those that depend on a thriving rental industry in Flagler County.”

The lawsuit, filed today in the Seventh Judicial Circuit Court in Flagler County, seeks declaratory judgement and injunctive relief.

HomeAway’s Game Plan

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Vacation Home Sales up 2012

Vacation rental giant HomeAway has been sending its executive team around the US this month to talk to rooms full of investors, to get the word out about its stock.

This week, chief executive Brian Sharples and chief financial officer Lynn Atchison spoke at conferences organized by investment banks Raymond James and Morgan Stanley. More talks at Piper Jaffray and Deutsche Bank are due next week.

We listened in, so you don’t have to. Here are the trade industry highlights about the Texas-based company:

 Link to original article

Getting more instantly bookable listings

Conversion on HomeAway relative to monthly unique visitors is in the 2% to 3% range, lower than what some analysts assume.

Sharples hopes to get to 100% of inventory being online bookable by the end of 2016. Today it’s at 36% of inventory, up from only 6% online bookable in the third quarter of 2013.

It will soon enable customers who want to use online booking to opt for offline payment, such as a check-in-the-mail or via PayPal — a move first pioneered by European apartment site 9Flats. Says Sharples:

“It’s kind of analogous to what Booking.com does. When you make a reservation on Booking.com, you don’t pay for the hotel then. You pay it on check-in or check-out.”

 

Homeowner supplier acquisition

HomeAway has built its business primarily on a subscription model. Property owners pay a fixed fee in advance, generally for a year, to advertise on the platform, regardless of how many bookings the owner collects.

HomeAway has claimed a high return-on-investment per customer, of about 30 times for every dollar spent by homeowners to post listings.

Yet as it increases its pricing and pushes out performance-based listings, the company will see downward pressure on that number.

There are suppliers out there in the industry willing to accept a return-on-investment as low as 7 times every dollar they spend to market their listings.

The company’s “take rate” is currently 4%, which it claims is the lowest in the industry.

It’s been trying to get the take rate up, as well as boost its average revenue per subscription at a high rate, by creating new upsell opportunities, such as a fee for being featured on websites in foreign markets.

The executives say this can also happen via subscription tiers, up-selling customers on the opportunity to have their listings appear higher in search result rankings — where the return on investment can be as high as 50 times.

He says when they raised the price on platinum, or the option for premier positioning in the search rankings, from $999 to $1,249, it saw no degradation on renewal rates.

The tiered pricing is still being rolled out globally.

 

Improving quality of listings

Not all homeowners offer a seamless experience to guests, and HomeAway is looking for ways to promote the ones who do the best.

In the past year, it began updating its algorithm to push up higher in search results properties that have up-to-date inventory calendars, have solicited the most reviews, are accepting of electronic payments, and are consistently responding to inquiries within 24 hours.

Sharples says listing quality scores have been risen about 12 points, on average, on a 100-point scale, in about a year.

 

Competition

HomeAway’s Atchison said that about 12% of its listings overlap with rival platform Airbnb’s listings. But she said she still saw the two companies as building different types of businesses.

“When we survey our owners, they say they get more bookings from us than from FlipKey or Airbnb. But there is no doubt that there is overlap among all of them…. We need to do a better job of differentiating ourselves against them.”

For traditional vacation rentals, HomeAway’s brands rank one, two, and three, followed by TripAdvisor’s FlipKey. Sharples believes a greater volume of bookings is flowing through its sites on an aggregate and on a per-listing basis than through FlipKey.

Airbnb’s success has inspired HomeAway to bring onto its platforms types of properties it hadn’t focused on before, such as timeshares, apartment condos, and investment properties being rented short-term. Says Atchison:

“We haven’t historically gone after them, but they represent an opportunity for us.”

 

Marketing challenges

HomeAway has surveyed consumers about their awareness of holiday homes as an alternative to hotels. In the US, 32% of consumers know about vacation rentals without being prompted. In Europe’s five largest countries, the un-aided awareness ranges from 53% to 68%.

Outside of those markets, only Australia and New Zealand have more established markets. Concludes Sharples:

“We’re far below our potential in the US in top-of-mind awareness about staying in a house on vacation.”

The company is launching an integrated brand marketing campaign. The company hopes that will boost brand affinity and brand loyalty.

The campaign costs money. The company will spend more on advertising, beyond the approximately 25% of revenue that it spent on marketing last year.

 

Marketing spend

HomeAway claims it doesn’t face much margin pressure around the cost of spending money on marketing to drive traffic to its platforms.

While Sharples wouldn’t reveal exact figures, he says it’s not “radically off” to say that only 9% of its traffic is driven from search engine marketing.

About a third is direct-to-website, or organic. The rest is mostly free or non-marketed, such as through search engine optimization, or re-marketing to existing customers through email.

 

Europe versus America

When HomeAway launched a pay-per-booking service in Europe, it saw “enormous pent up demand,” especially from large property managers who control thousands of units.

The new pay-per-booking model made it easier for those property managers– causing a ballooning of supply.

The largest property managers in Europe had already been relying predominantly on third-party distribution on a commission or pay-per-booking model at rates of about 15%. So it was easy for them to sign up once HomeAway offered the same tool.

In the US, the story is different. As a rule, American property managers still haven’t signed on to third-party distribution. So they’re typically buying individual subscriptions.

Overall, property managers now contribute more than 40% of the inventory on the site.

Still, the company is agnostic on pay-per-booking and is not trying to make that a standard model, says Atchison.

 

Acquisitions

Atchison says the company expects it will continue to growth through acquisition. That said, she adds:

“Private company valuations are quite high right now. So we’re disciplined about acquisitions. We’re mainly looking at geographic expansion.”

Sean O'Neill

About the Writer :: Sean O’Neill

Sean O’Neill is a New Jersey-based reporter for Tnooz. He’s also a regular contributor to BBC Travel.

Follow him on Twitter, Google+, and his personal site

Setting up 3rd Party Channels for Vacation Rentals: Pros and Cons

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Looking to distribute inventory on third party channels? At the 2015 VRMA European Conference in Ireland, Steve Milo, Managing Director and founder of Vacation Rental Pros Property Management LLC, presented a session which walked through various options when setting up bookable inventory.

Milo listed pros and cons of several different options to set up third party booking channels, as well as provided tips for getting live calendars to sync on these sites and allow inventory to come up higher in the search filters.

 

Setting up 3rd party distribution channels for vacation rental managers

 

HomeAway’s Sharples talks Airbnb, Valuation, Business Model and Future

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HomeAway Listing Quality Score

The vacation-rentals firm’s CEO says he’s running a real business, and the “sharing economy” has nothing to do with it.

Brian Sharples, CEO and founder of the vacation-home rentals site HomeAway, made it through 20 minutes or so of our conversation this week without mentioning his sort-of rival Airbnb.

By Adam Lashinski, Fortune

He was visiting San Francisco to talk about HomeAway’s 10th anniversary and its plans for the future. He recounted how shortly after starting the company he began buying up as many leading sites as possible in markets around the world that offered second-home listings. Two of the earliest were HomeAway and VRBO, short for “vacation rental by owner.”

Sharples explained that his Austin, Texas-based company had raised a total of $405 million in venture-capital money before going public in mid-2011. The money came from big-money backers including Austin Ventures, TCV, IVP, Redpoint Ventures, and Google Ventures. On the day the stock market plummeted in 2008 HomeAway closed a $225-million funding round—all to continue its rollup strategy of buying more 20 like-minded listings sites.

The company spent its money well, building a profitable business whose revenues are approaching $500 million. (HomeAway reports earnings next week.) Its valuation is nearly $3 billion, and Sharples said the company has been preoccupied for its first decade with consolidating its many acquisitions on a single technology platform.

With all that rationalizing and tinkering, there are things HomeAway has neglected. “We haven’t spent on an extraordinary user experience and marketing,” said Sharples. “On day one we had 60,000 listings. Today we have 1.05 million listings. Yet there are still 10 million vacation homes available throughout the world. We still have a big opportunity in front of us.”

Sharples is proud of his company’s heft. “We’ll do $12 billion in transactions this year as a company,” he said. “We have two to three times the traffic worldwide of Airbnb.”

Oops. There it was. The dreaded “A” word. And then later the “S” word, for sharing.

You see, HomeAway isn’t Airbnb. Its valuation isn’t theoretical, for one thing, like the reported $10 billion private-market valuation of that other company. “If you track our stock, you can pretty much track it to our EBITDA guidance,” said Sharples, unsubtly implying that HomeAway is valued on its performance, not hype.

HomeAway also makes the majority of its revenue from subscriptions paid by homeowners, rather than commissions paid by renters, Airbnb’s main method. “The sharing economy,” said Sharples, “which I don’t consider ourselves part of, survives not because people want to save the environment, but because it’s cheap. When things are sold in an economy very cheaply, the company that is selling that for a percentage, gets a very small piece of that. Airbnb is rumored to have a $300 to $400 average ticket. Ten percent of that is $30. Now the question is: What’s the cost of acquiring that customer? In our experience it costs north of $40 to find that customer. Our average customer stays for a week and spends $2,000. (HomeAway collects in the neighborhood of $500 to $600 per year from homeowners.)

To hear Sharples explain it, HomeAway and Airbnb couldn’t be more different. His company caters to people wealthy enough to own a second home. The other guys are catering to scrappers who are so hard up they offer a room in their home to strangers.

In truth, the two companies are beginning to go after each other’s business. As such, Sharples is ready to narrow the gap in awareness between the high-flying Airbnb and the lower-profile HomeAway. “We will increase marketing spend 50% this year,” he said. “Last year we spent 60 million on marketing.”

One thing could trip up the plans Sharples is making. The three monoliths of travel sites—Priceline, Expedia, and TripAdvisor—each have shown an interest in the second-home listings market of late. Priceline PCLN -0.71% has been rumored to covet HomeAway, which, along with its earnings guidance, drives the smaller company’s stock price from time to time.

Sharples professes no interest in selling, but he’s done it before. In the 1990s he sold the research company he headed, IntelliQuest, to advertising giant WPP. For now he has a business to run—and a competitor he’s trying his level best to ignore.

Do OTA’s undermine the value of the vacation rental manager?

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Professional vacation rental management companies are important to the growth of the industry and need to be careful that they don’t become minimalized to property service providers. Unfortunately, some of the large online travel agencies (OTAs) may be contributing to a perception that can undermine the value of the vacation rental manager to the industry.

By Alan Hammond, Holiday Vacation Rentals

 

The renting of vacation homes is a hospitality and guest services business that, among other things, is not and should not be confused with a cleaning service or depository for keys. In the race for competitive edge, control of the marketplace, and profit from vacation rentals, OTAs, rather than promoting management brands, often seem to undervalue or ignore altogether the importance of the professional rental management company’s role.

Villas-com vacation rental distibutionThe primary objective of the OTAs is to increase returns to their shareholders. Their revenue strategies include increasing subscription fees, premium ad-placement fees, and transactional fees as a percentage of the rental rate.

While the future impact  of OTAs in vacation rental distribution is uncertain, it is likely they will attempt to have rate parity, best rate guarantees, and no block-out dates to increase their profits as they grow in dominance. Currently, consolidation of OTAs is occurring as larger companies seek to maintain dominance and grow revenues, most recently evidenced with Expedia’s acquisition of Travelosity. Interestingly, Airbnb, a new entrant to the industry, has broken from the traditional OTA model by charging the consumer directly for the service provided, which has been met with high acceptance among users. Consumers appear to be willing to pay the transparent OTA fee for the convenience of using Airbnb as a one-stop service.

While some OTA distribution channels continue to sell listing ads, others are aggressively pushing transactional “Book It Now” integration to vacation rental managers as a necessity for better conversions. Professional managers that do not rely on OTAs know better.

A recent article by Tnooz reported that according to a SaleCycle survey, “conversion rates for those making a travel booking are generally low—often in the single digit percentage range”.  The conversion rates specifically for vacation rentals are likely even lower since customers generally know what to expect when it comes to hotel rooms, while vacation rental homes are all unique and travelers have more questions they’d like answered before booking.

One of the most commonly cited reasons for the low online booking conversion is that travelers (in our case, renters) are still not ready to complete their travel booking. Price is a major factor in the decision as they feel a cheaper deal may be found elsewhere and continue shopping.  OTAs may be finding themselves in a competitive struggle for consumer loyalty and to convert shoppers, which will drive more consolidation in the distribution industry.

Counterintuitively, OTAs may be conditioning users to look for a better deal elsewhere. Professional managers who do not give up control of their inventory to OTAs can benefit from higher conversion rates resulting from a better shopping experience and the ability to provide best rate guarantees when booking direct from a rental management company not encumbered by OTA agreements.

Another significant consideration is that shoppers will pay more for products and services they know. This is a compelling reason for vacation rental companies to commit resources to building a strong brand!  Unfortunately, some OTAs are stripping the value of a vacation rental company’s brand from their ads.

While OTAs may bring parties together, after the initial introduction, these intermediary or “middlemen” have little to do with the actual sale and vacation experience. Large and increasingly predatory OTAs are neither the only source of rental inquiry nor the deciding factor in the purchase and guest experience.

OTA middlemen sometimes appear not to understand that the property manager doesn’t just take accept a booking in exchange for a key and clean the property on departure. Vacation Rentals are not a commodity sale. This misperception minimalizes the services that are regularly performed by professional vacation rental companies to a function of caretaking, rather than recognizing them as managers of guest services and experiences that are essential to the vacation rental industry and which will become increasingly important if vacation rentals are to be recognized as a preferred accommodation type by travelers.

Not only are OTAs overrated as “necessary” for booking conversions, but according to the American Hotel & Lodging Association’s (AHLA) comprehensive study on distribution channels, OTAs do not create demand or raise overall occupancy. Rather, OTAs shift demand from one market or property to another, capturing a middleman fee in the process. This raises costs to the rental property managers. These costs are then passed to the property owner and, ultimately, to the consumer in the form of higher rental rates.

The practices of the OTA should be understood, and companies that choose to use them need to carefully manage how they do so. As OTAs grow in dominance in online search, they can bring a significant additional cost the rental guests that use them.

In time, market forces will impact the role and value of OTAs similarly to the changes that occurred in the hotel industry as hotelbrand.coms better managed their use of distribution channels and avoided high OTA fees by improving their online marketing and using customer loyalty programs.

Currently in Europe, OTA rate parity is being challenged under antitrust regulations. Some hotel brands have begun providing a comparison of intermediary and direct rates on their websites, dispelling consumer perceptions that shopping via OTAs will result in a better price and increasing brand direct conversion rates.

While OTAs change pricing models and strategies, vacation rental management companies need to remember that guest services are critical to successful management in the hospitality business.

Professional rental companies are in the customer relationship and care business. A booking is just one part of the multidisciplinary management skills necessary to be in the hospitality business.

Travelers are seeking rest and relaxation, new experiences, rejuvenation, and the creation of fond memories.  While a well-cared-for property is important, professional rental managers need to understand and exceed guest expectations, which requires a high level of personalized services for success.

Booking a property for a vacation is more than a real estate transaction or booking. If the vacation rental industry becomes reduced to the process of booking a property for an accommodation through a third-party OTA, professional vacation rental management companies will be providing a disservice to guests, property owners, our businesses, and the future of the industry.

 

Alan R. Hammond is the founder and Managing Director of Holiday Vacation Rentals. He has served as a Director and is the immediate past Treasurer of the Vacation Rental Managers Association (VRMA) and holds the Certificated Vacation Rental Manager (CVRM) designation. A recognized industry leader, Alan is quoted in the book The Rental Game: Winning with a Professional Vacation Rental Team by Maureen Regan.

Adding inventory to your rental program

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For a vacation rental manager, the competitive landscape is rapidly changing. Acquiring new home inventory into a vacation rental program requires strategic and proactive planning.

This presentation -given at the 2015 NAVIS Leaders Conference in Orlando -provides a guideline to create a successful homeowner acquisition plan for your vacation rental program.



Expedia buys Orbitz…3 weeks after acquiring Travelocity

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It is a two-horse race now in the online travel booking world: Expedia is buying Orbitz for about $1.6 billion in cash. This comes after Expedia announced that it was buying  Travelocity last month for a paltry $280 million.

 

Article by Dennis Schaal. Originally posted on Skift

 

Shares in Expedia rose nearly 10% in pre-market trading, while Orbitz rose over 21%.

  • Expedia will acquire all of Orbitz’s brands, including consumer brands Orbitz, ebookers, HotelClub, and CheapTickets.
  • It will offer $12.00 per share in cash, a premium of about 29% over the average share price for the five trading days up to and including February 11, 2015.
  • The deal is still pending shareholder approval and approval by regulatory authorities.

 

“We are attracted to the Orbitz Worldwide business because of its strong brands and impressive team. This acquisition will allow us to deliver best-in-class experiences to an even wider set of travelers all over the world,” said Dara Khosrowshahi, President and Chief Executive Officer, Expedia, Inc.

“From the flagship Orbitz.com brand, to other well-known consumer brands such as CheapTickets, ebookers and HotelClub and the business-to-business brands Orbitz Partner Network and Orbitz for Business, the Orbitz Worldwide team has built a devoted customer base and we look forward to welcoming them to the Expedia, Inc. family.”

“Our mission at Orbitz Worldwide has been to build our brands to be the world’s most rewarding places to plan and purchase travel,” said Barney Harford, Chief Executive Officer, Orbitz Worldwide. “We’re excited for Orbitz Worldwide to join the Expedia, Inc. family and for our teams to work together to further enhance the offerings we provide to our customers and partners.”

An official at a competitor to Orbitz told Skift in early January that it was an open secret that Orbitz has been engaged in a process to be acquired for some time, although the activity now appears to have entered a more formal stage. Market conditions might made this a relatively attractive time to sell. Travelocity’s 2013 decision to outsource its operations to Expedia Inc., and then Expedia’s purchase of it last month gave it even more clout with hoteliers, and put increasing pressure on Orbitz to find an exit.

Expedia was not the only bidder for Orbitz, but the rivals have not yet been determined.

 

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TruPlace and Barefoot Technologies Partner to Integrate Interactive Floor Plans into Property Management Software

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TruPlace Floor Plans on FlipKey

TruPlace, Inc., the number one provider of interactive floor plans in the vacation rental industry, is partnering with Barefoot Technologies, a pioneer in enterprise level vacation rental property management software, to provide Barefoot’s customers with fully integrated access to TruPlace’s interactive floor plans and Central Image Management System (CIMS).

With the combination of professional photography and a detailed floor plan in one intuitive technology platform, vacation rental managers who use TruPlace interactive floor plans instantly provide guests with a visual perspective of the vacation home. The floor plans improve listing quality, help reservation agents and give travelers the information they need to make faster decisions about choosing a vacation rental.

In addition, TruPlace’s CIMS provides vacation rental managers with a single location to store and manage all of their photos for their software, their website, their distribution needs and their sales materials. The CIMS stores all of their images in multiple sizes and in print and web resolution.

“We’ve been working hand in hand with Barefoot’s technology team to fully integrate the TruPlace Interactive Floor Plans and centralized image management system into Barefoot’s vacation rental software,” said Bob Cusack, CEO at TruPlace. “Our customers have seen a significant increase in online conversions by adding floor plans, so we expect our partnership with Barefoot to enable vacation rentals to see more bookings and more revenue by adding interactive floor plans to their properties.”

“TruPlace offers a significant advantage to our clients and those that take pictures seriously and we should all take pictures in this industry seriously,” said Barefoot CEO Ed Ulmer. “We are excited to be the first property management system to integrate with TruPlace including their floor plans.”

A recent independent study measured the impact of using TruPlace’s floor plan tours on reservations for vacation rentals and found that rental properties using interactive floor plans saw an 18 percent average increase in reservations and booked 22 days faster than properties without floor plans.

TruPlace’s floor plan services are being utilized for over 35,000 properties in North America.

Judge raises concerns over HomeAway suit against San Francisco’s Airbnb law

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SAN FRANCISCO (CN) – A federal judge Friday raised concerns about vacation rental marketplace HomeAway’s challenge to a San Francisco ordinance regulating short-term rentals in the city.

HomeAway sued the city in November over the so-called “Airbnb law,” which legalizes and places restrictions on rentals in private homes.

HomeAway claimed that the law, crafted with the help of its competitor Airbnb, discriminates against nonresidents who want to rent homes they own.

The law requires hosts to be permanent San Francisco residents, but many of HomeAway’s users list second homes and do not live in the city year-round. HomeAway’s websites include VacationRentals.com and VRBO.com.

HomeAway claims the law will create a local monopoly for Airbnb, because the regulations are tailored to its competitor’s business model.

In a dismissal hearing on Friday, U.S. District Judge Joseph Spero expressed doubts about whether the company has standing to sue.

HomeAway provides only “ancillary services” for people who want to rent out properties, the judge said.

“The ordinance itself doesn’t restrict the delivery of those ancillary services, it rather regulates a transaction that is entered into by the customers of HomeAway with others, not with HomeAway itself,” Spero said. Those people could file their own lawsuit, he said.

Spero also questioned HomeAway’s argument on hotel taxes, known as transient occupancy taxes.

HomeAway said in its complaint that the ordinance imposes a new obligation for companies like it to collect taxes.

But attorneys for San Francisco argued in a dismissal motion that HomeAway “misread” the ordinance, and that the law does not create any new rules – it just requires companies to comply with what’s already in the city tax code.

“It seems to me that one way or another the complaint would be dismissed as to the occupancy tax, as there’s no injury as a result of the ordinance,” Spero said. “The ordinance doesn’t actually do anything … in terms of increasing or decreasing the obligation of the plaintiff to collect the occupancy tax.”

HomeAway was represented by Rex Heinke of Akin Gump Strauss Hauer & Feld.

San Francisco may not be the last fighting ground for the vacation rental company. HomeAway co-founder Carl Shepherd recently threatened legal action against New York, if the city pursues a law similar to the San Francisco law.

Contact Arvin Temkar at sanfran@courthousenews.com

Expedia purchases Travelocity for $280M

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As rumored, Expedia (NASDAQ: EXPE) announced it has acquired Travelocity from Sabre Corporation (NASDAQ: SABR) for $280 million in cash.

The acquisition follows the 2013 strategic marketing agreement between Expedia, Inc. and Travelocity under which Expedia has powered the technology platforms for Travelocity’s US and Canadian websites along with providing Travelocity access to Expedia, Inc.’s supply and customer service program.

“Travelocity is one of the most recognized travel brands in North America, offering thousands of travel destinations to more than 20 million travelers per month,” said Dara Khosrowshahi, Expedia, Inc. President and Chief Executive Officer. “The strategic marketing agreement we’ve had in place has been a marriage of Travelocity’s strong brand with our best-in-class booking platform, supply base, and customer service. Evolving this relationship strengthens the Expedia Inc. family’s ability to continue to innovate and deliver the very best travel experiences to the widest set of travelers, all over the world.”

“Our primary focus at Sabre is to provide mission-critical software solutions to our global airline, hospitality, and travel agency customers – and to help them support their customers every day,” said Tom Klein, Sabre President and Chief Executive Officer. “We have had a long and fruitful partnership with Expedia, most recently by partnering to strengthen the Travelocity business, so our decision to divest Travelocity is a logical next step for us both.”

Onsite Property Management Association Challenges Proliferation of Illegal Short Term Rentals

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OPMA Board approves efforts to battle unlawful business practices within the self-managed rental sector.

In a major industry development the Onsite Property Management Association (OPMA), which represents over 32,000 professionally managed lodging properties, recently announced its full backing and support of industry initiatives to both highlight and address the unfair and often illegal business practices of those rental-by-owners who are not contributing their share of taxes to their state, county, and local communities.

OPMAOPMA is the only national organization dedicated to the growing condo hotel sector. The association is committed to providing state attorney generals and taxation departments the support they require to increase staffing and resources in their efforts to collect untold millions of dollars for their budgets. The loss of significant revenue is not just restricted to major markets like New York City, which estimates that up to 72 percent of rental listings are illegal and these owners are not paying sales, occupancy, and other taxes. As an example: in Sonoma County, California, with a population of less than 500,000, estimates they are losing ” conservatively, $500,000 to $1.3M annually.

Paul Wohlford, President of OPMA and a senior executive for Resort Collection on Panama City Beach, Fla., reiterated the organization’s commitment to further maximize awareness around this critically important tax compliance debate.

“Our OPMA members strongly oppose the continued proliferation of these types of businesses and we urge local and state governments across the country to continue to enact and enforce legislation that creates a level playing field for all short term rental providers. We also urge our professional lodging partners in the hotel, timeshare, and vacation rental industries to also lend their voices and strong support for the elimination of these unprofessional and illegal activities within the hospitality industry,” said Wohlford.

In an economic environment where every municipality is looking to maximize incremental revenue opportunities, OPMA sees a role in assisting state Attorney Generals as well as state and county tax commissioners in those efforts. Rick Fisher, Executive Director of OPMA, believes the benefits in addressing the tax compliance issue extends beyond the professional rental management community to include tax enforcement officials and representatives.

“It’s not surprising that a number of states, counties and cities are struggling with their budgets,” said Fisher “OPMA and its members are committed to not only contributing their fair share of taxes but to also continue the campaign to raise awareness of the need to support state government officials in their efforts to ensure tax enforcement compliance by all rental by owners. This initiative will help states, counties and cities around the country foster continued economic growth and reduce the overall tax burden of their constituents.”

Recently, OPMA also launched its national marketing campaign to help create greater consumer and media awareness of the rapidly growing hybrid condo hotel lodging sector — spacious condo accommodations and hotel amenities and services. During the campaign OPMA will continually reinforce the association’s support against the current practices of non-tax contributing rental by owners.

 

About OPMA

Founded in March 2014 as a 501(c)(6) nonprofit organization, the Onsite Property Management Association (OPMA) is spearheading an effort to support the advancement of on-site rental property management companies. By providing education and advocacy, OPMA will promote the value of the short-term rental experience through on-site property management companies. By leveraging the collective experience of industry veterans, this network of mutual support will elevate industry standards to ensure superior guest and owner experiences. The association is committed to providing a clear and cooperative message and to championing the growth and success of the industry. To learn more about the Onsite Property Management Association, visit www.theopma.org or call (877) 870-6510.

TruPlace Hires GTHY’s Rob Johnson and Brian Buck

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TruPlace Floor Plans on FlipKey

TruPlace, Inc., the largest provider of interactive floor plans in the vacation rental industry, today announced it is launching its national sales rollout strategy with the addition of industry veterans Brian Buck and Rob Johnson to spearhead coast-to-coast sales initiatives in the fast growing vacation rental market.

Buck and Johnson have worked together in the vacation rental industry for more than 26 years successfully bringing technology products to market, including NAVIS Narrowcast and Escapia Software. In their most recent enterprise, Buck and Johnson joined startup Glad to Have You™ and rapidly established a significant market share for the product through their sales leadership. Glad to Have You™ sold to HomeAway, Inc. in 2014.

Rob Johnson Brian Buck“Rob Johnson and Brian Buck have a proven track record of promoting technology solutions for vacation rental managers,” said President and CEO Bob Cusack. “Their combined expertise will be beneficial for us as we expand to move TruPlace forward and increase the use of floor plan technology in the vacation rental industry.”

“We love the fact that we can represent another technology platform in TruPlace that helps vacation rental managers increase conversions, improve guest satisfaction and boost revenues,” said Johnson. “For us, nothing is more exciting than that.”

Recently, TruPlace announced a partnership with TripAdvisor’s FlipKey to offer interactive floor plans for vacation listings and completed an advanced integration with Barefoot Technologies. In addition, TruPlace presented the technology to HomeAway customers at their software user conference in Nashville and to property managers at the Vacation Rental Managers Association Annual Conference in San Diego, and will be traveling to Dublin for the VRMA European Conference in February.

Founded in 2003, TruPlace’s (formerly Mouse on House) floor plan technology is being utilized for over 35,000 properties in North America. With the combination of professional photography and detailed floor plans in one intuitive, mobile-friendly technology platform, vacation rental managers who use TruPlace interactive floor plans instantly provide guests with a visual perspective of the vacation home. The floor plan technology improves listing quality and gives travelers the information they need to make faster decisions about choosing a vacation rental.

Barefoot CEO Ed Ulmer looks ahead to 2015

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With over twenty years in the vacation rental management industry, Barefoot Technologies CEO Ed Ulmer has a breadth of knowledge and expertise that keep him not only manning the helm at Barefoot Technologies, but often providing thought leadership in the industry.

Here are some of his predictions for what will be relevant or of interest in the vacation rental management industry in 2015:

 

Ed Ulmer Barefoot Technologies1. Vacation rental managers who also do real estate will see an opportunity with Zillow and Trulia rental platforms this next year.

We are already in the process of integrating. In the next few years these companies will come out of nowhere and take a serious part of the rental game and compete well against HomeAway, FlipKey, and Airbnb.

 

2. Airbnb will get serious about managed properties.

They have to, because it is stable inventory and to continue to grow, like all the portals, they need every available unit.

 

3. In hospitality and real estate there is a trend towards larger is better.

Hotels buying Vacation Rentals, Vacation Rentals buying other Vacation Rentals companies, portals buying other portals, real estate companies buy other real estate companies, and real estate boards having to merge because of new NAR rules. You will continue to see the maturing of our industry with continued strategic buying of companies that will significantly change the landscape of many markets and there is huge opportunity for those that are nimble enough to keep their eyes open and have a long range or bigger picture perspective.

 

4. Traditional OTA’s will continue to try and figure out how to get more rental inventory, but until they realize Vacation Rentals are not like hotels, they will struggle.

They need to address a better commission structure that allows Vacation Rental and Property Management companies to participate, to be able to handle diverse cancellation policies and to take into consideration our additional fees in a flexible manner.

 

5. TripAdvisor will go more transactional moving forward and they will tighten up the review process to counter government issues

TripAdvisor (FlipKey) just got fined for bad reviews in Italy. They will go more transactional moving forward and they will tighten up the review process to counter government issues. Reviews will continue to grow, but hopefully will become more proactive (such as being requested during the vacationer’s stay) instead of after the stay. There are a number of companies that already do this.

 

6. Use of enterprise level software for vacation rentals will continue to grow.

With both new clients coming on board, and adding new tools for our existing clients, we are finding that those who use our systems realize how much more functionality we offer than our competition and how those tools can help them better meet their business goals. Our industry is becoming more competitive with RBO’s managing multiple properties, real estate companies seeing the value in managing vacation rental properties, as well as OTA’s taking a large share of renters who have no loyalty to a market or an agency. We continue to refine our value proposition to show our value as providing more than just software. Barefoot provides a consultative and forward thinking mindset that sets us apart, and provides our clients with experience and technology just not found in other competitive software companies.

 

7. Concierge and packaging will become more important in vacation rentals.

This is because it is not where you stay, but what you do, that makes a memorable vacation. Those that embrace it early) will benefit significantly. And using the technology offered by Barefoot will provide efficiency and automation that will make these issues not only profitable, but provide a competitive advantage to all those that take advantage of these tools. But it will be a slow transition as activities are typically run locally.

 

8. RBO (rentals by owner) will continue to grow, but many owners will come back to property management companies as they experience painful experiences, bad clients, destruction of property, tax issues, and government ordinances.

Smarter property management companies that leverage their value proposition by pointing out the many systems that they have in place to support concierge, true market analysis, niche marketing, social media, property and marketing that focuses on owner retention not just clients will continue to see growth and revenue opportunities. Barefoot clients are already starting to see this.

A recent infographic posted by Hubspot shows some interesting data about how people and companies tend to buy from (see it here) indicates that the top reason is “92% of B2B purchasers would engage with a sales rep who was known as a thought leader in their industry, and 86% would follow up with someone who was able to provide insights about their business.”

5 Vacation Rental Marketing Technology Tools and Tactics to Consider for 2015

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CRM and services for vacation rentals

From changing business models and technology to evolving consumer behavior, vacation rental marketers are challenged with keeping up, learning new skills and monitoring shifting trends in the industry to understand what’s important about what’s next.

The 2014 VRMA Annual Conference provided meaningful insight into new developments in marketing strategies for professional vacation rental managers. Attendees saw the advancement and launch of several marketing products designed to increase bookings and revenue.

Here is a look at five of the marketing tools and tactics that generated buzz at this year’s conference.

 

1. Revenue Management Tools

With advancement in software integration, the idea of automating dynamic pricing for vacation rentals has gained recent traction. As a result, a number of revenue management software tools have popped up in the vacation rental industry with several others in development.

According to George Volsky, “Pricing has two components. First, it requires us to determine the highest rent that can be charged each season without losing an interested renter. Second, rents must be adjusted for changes in supply and demand.”

These revenue management technology solutions are designed to automate the setting of rates based on supply and incorporate occupancy rates, ADR, and booking lead time based on property types. In 2015, vacation rental managers can expect to see these platforms allow for more complex algorithms, include competitive analysis and provide evaluation metrics.

 

2. Smart Home Technology

Using smart home technology to improve guest services, create operational efficiencies and market vacation rentals was a significant part of the conversation at the 2014 VRMA Annual Conference. The use of keyless locks which are integrated with property management software provides security and enables guests to bypass check in and go directly to the property. In addition, energy savings by controlling thermostats, pool heat and refrigeration improve customer service response time and are attractive to homeowners and enhance inventory acquisition initiatives.

Steve Trover, CEO at All Star Vacation Homes, implemented smart home technology for all of their vacation homes. “At All Star, we’ve been very focused on hospitality for 16 years. Using smart home technology, we can ensure security and provide a superior guest experience,” said Trover. “For example, we can more quickly respond to guests being locked out and generate a code to get them in within seconds. In addition, we now know when the HVAC has problems before the guest does, and we know when the pool heater is not heating the pool properly so we can deal with things in a more rapid fashion, providing a better guest experience and increasing repeat business.”

 

3. Autoresponder Technology

Another popular tool being promoted at the VRMA Annual Conference for 2015 was autoresponder technology which allows vacation rental mangers to instantly respond to inquiries from distribution channels with branded emails, online booking options, and next-best property suggestions. In addition, autoresponders tackle repetitive inquiries, and some providers are utilizing artificial intelligence to generate automated responses which address common questions that guests ask in their inquiry comments.

Matt Landau, founder of the Vacation Rental Marketing Blog, gives tips on getting the best results from autoresponder technology, “Always address guests by their name (using the name fields). There’s no worse turnoff than inquiring to a vacation rental and getting back an email that starts with ‘Dear guest.’”

Landau also added, “Ask questions. You can’t expect guests to book room nights talking to a robot so a great way to engage them is to ask questions. Emails starting with questions statistically elicit higher response rates, so always make sure to include questions like ‘where will you be visiting us from?’ or ‘have you been to our town prior?’”

 

4. Website Property Page Elements for Improved Conversion

According to Priceline CMO Brett Keller, at Priceline and Booking.com they spend considerable time and effort testing their listing pages for better conversion rates. “With as quickly as the environment changes, sometimes aggressive testing is necessary just to maintain current conversion rates,” said Keller. “And if you can’t afford to test, copy.”

He explained that distribution channels are spending a ton of money testing and optimizing pages for conversion. Booking.com, FlipKey, HomeAway and Airbnb have all made recent and significant changes to their listing pages to improve conversion rates, e.g. interactive floor plans, improved calendars, mobile-friendly multi-tab and one-screen layouts, advanced amenity search functionality and neighborhood guides with images, mapping and a “what’s nearby” feature.

By monitoring and emulating the changes distribution channels make on property listing pages and in the booking path, vacation rental managers can implement these strategies on their own websites without breaking the bank.

Check out the listing page checklist. 

 

 5. Lifecycle Email Messaging

Lifecycle messaging tools are being offered by several VRMA supplier members, and property managers have been working to test and refine the process in 2014.

Lifecycle email marketing helps vacation rental managers build deeper relationships with guests and encourages future stays by sending relevant, useful and timely information based on customer behavior. By utilizing technology and creating an integrated email communications strategy with meaningful messages vacation rental marketers  can reach the customer at critical points in their booking and re-booking path (i.e. research, planning, decision, reservation, stay, rebooking, and re-engagement).

The technology tools for generating lifecycle emails work with or within property management software to automate this process, allowing vacation rental managers to pursue leads and generate more repeat bookings based on timing and behavior.

 

As vacation rental marketing evolves at breakneck speed with changes in distribution, technology and consumer behavior, the 2014 VRMA Annual Conference provided a terrific place to get a bird’s eye view of innovative developments designed to increase bookings and provide a competitive advantage in 2015.  Vacation rental managers can expect to see further advancement in these tools as well as new marketing products at the VRMA regional conferences in Portland and Norfolk this spring. We hope to see you there.

By Amy Hinote

Dwellable rolls out online bookings, treats property managers to free VRMA membership

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Dwellable gets $2M in Funding

Vacation rental listing app Dwellable is celebrating the beta release of their new online booking engine by giving away up to $1,000 towards a VRMA conference or 2015 membership dues to one lucky property manager.

In the last six months Dwellable has raised $2 million, tripled the size of its team, become the 8th most downloaded Hotel/Lodging App in the US*, and moved into the race with Booking.com and HomeAway by adding a booking engine.

The initial response from early adopters in the industry has been incredibly positive.  Dwellable remain free of charge to property managers – even with the addition of the booking engine – making it a clear winner in value among listing sites and OTA’s who are increasing their rates aggressively.

The time is right for a hard look at the mobile app consumer market for vacation rentals. Property managers who attended the national VRMA conference in San Diego this last October heard that bookings via smart phones has doubled, and industry experts expect this trend to continue.

As the leading mobile app, Dwellable serves a unique audience not otherwise captured by the mega listing sites.  Dwellable’s users are younger, tech-savvy travelers who almost exclusively use apps to navigate the web and make purchases both small and large.  As this generation matures it will become increasingly important that property managers have a presence and ability to be booked via mobile app.  Those property managers who understand the importance of listing sites who are mobile focused will be poised to serve the next generation of purchasers.

Here’s Dwellable’s current promotion: Sign up by December 31, 2014, and get your bookable listings live by March 15, 2015 to be entered to win up to $1,000 towards a VRMA conference or 2015 membership dues.  Details and sign up form can be found at:   www.dwellable.com/vrma

*AppAnnie, June 2014