What you need to know

Simplified Pricing

Summary

Historically, Airbnb has had a single fee structure for all hosts, in which a service fee is charged to both the host and the guest. Most guests pay a service fee that is under 14.2% of the booking subtotal. Last year, based on feedback from many professional hosts, we launched a new fee option for software-connected hosts to remove the guest service fee and provide hosts with more control over their rates. This fee structure is known as the host-only fee (HOF), or Simplified Pricing.

From November 1st 2020, we are making Simplified Pricing mandatory for all software-connected hosts on Airbnb in Australia and New Zealand.

What does it mean?
  • We’ll deduct a flat 15% host service fee from each payout and won’t charge a guest service fee
  • Existing bookings won’t be affected, but this change will apply to all bookings made after November 1st, 2020.
What does it mean?
  • We’ll deduct a flat 15% host service fee from each payout and won’t charge a guest service fee
  • Existing bookings won’t be affected, but this change will apply to all bookings made after November 1st, 2020.
Benefits

This new service fee structure will allow you to have a more accurate pricing strategy as you’ll be able to set what the guests will pay. We’ll also highlight the fact that there is no guest service fee added to your rates, making your listings more attractive to guests. Hosts that have decided to switch have seen an overall increase in their bookings (~17%*).

*Average observed bookings increase for hosts using host-only fee in Europe between November 2019 and February 2020 . Actual results may vary for each host.

Benefits

This new service fee structure will allow you to have a more accurate pricing strategy as you’ll be able to set what the guests will pay. We’ll also highlight the fact that there is no guest service fee added to your rates, making your listings more attractive to guests. Hosts that have decided to switch have seen an overall increase in their bookings (~17%*).

*Average observed bookings increase for hosts using host-only fee in Europe between November 2019 and February 2020 . Actual results may vary for each host.

What some of our hosts have to say about the Host-only fee

We've experienced an increase in bookings and it makes it a lot simpler for guests. It also brings it in line with all the other platforms.

-- Gold Coast Holiday Rentals, Host in Australia

We've experienced an increase in bookings and it makes it a lot simpler for guests. It also brings it in line with all the other platforms.

-- Gold Coast Holiday Rentals, Host in Australia

...it makes performance analytics and pricing decisions much easier. We also appreciate the goodwill and branding that comes with our listings having an icon displayed showing that we cover the guest service fees as their host.

-- The Urban Butler, Host in New Zealand

...it makes performance analytics and pricing decisions much easier. We also appreciate the goodwill and branding that comes with our listings having an icon displayed showing that we cover the guest service fees as their host.

-- The Urban Butler, Host in New Zealand

How can I prepare for this?

1. Add your ABN or GST number

To prepare for this change, please make sure that you have added your ABN or business ID information (in the VAT section) to ensure you get exempted from being charged GST on your host fee.

2. Adjust your rates (if needed)

Below are some helpful links from your software provider with instructions to adjust your rates

Frequently Asked Questions

Can this be applied to some listings only?

No, this fee structure will be applied to all listings associated with accounts who have >50% of listings in Australia or New Zealand

Will the host service fee be taken out of the cleaning fee and any other standard fees as well?

Host service fee will continue to be applied to all fees.

When a booking is cancelled and we refund the guest, can we get back the host service fee too?

The refund policies for hosts on service fees will remain the same. If your guest cancels the booking, service fees will not be charged. If you cancel the booking as a host, penalties may apply.

How do I refund my guest?

What options do I have for cancelling a reservation for a place to stay due to coronavirus (COVID-19)?

As a host, what penalties apply if I cancel a reservation for a stay?

How do I adjust my rates when this change is implemented?

The list of our software partners and links to instructions on how you can adjust your rates in your software can be found above. If yours is not listed there, kindly contact their customer support team to assist you.

What happens if I don’t want to switch over?

You would need to disconnect your listings and account from your channel manager and manage them manually on Airbnb if you want to keep your current fee structure.

In the event Airbnb fails to collect the payment from a guest (i.e. declined card), will Airbnb waive the host service fee?

If the system fails to collect the payment from guests, the booking will not be confirmed and so host service fee charges will not apply. Airbnb will only be able to deduct the host service fee if there is a confirmed payout sent to you for a booking.

Remember that payouts are only sent after the guest checks in. When will I get my payout?

Only some of my listings are connected to my channel manager. Can the rest stay on the split-fee pricing?

No, the host-only fee will apply to all listings as long as your account is connected to a software or channel manager

Will all co-hosted properties auto-migrate to the Host-only fee structure on November 1?

Only listings that an account primarily owns will migrate to the Host-only fee on November 1. Other listings that are owned by other accounts will not be switched, unless that account is connected to a channel manager as well.

If I am a co-host for other listings that I do not own in my own account, will those accounts need to add an ABN/GST number too to avoid being charged GST?

Yes, if you run a GST-registered business, you would need to add your ABN or GST number in those accounts, whose listings you co-host.

As our properties are listed through a channel manager, are we required to add our ABN details as this has already been provided to our channel manager?

Yes, you would still need to log into your Airbnb account and add your ABN/GST number.

How can I disconnect my listings and account from my software/channel manager?
  1. Disconnect all of your listings from your channel manager on Airbnb
  • Go to your Listings page
  • Select your listings by ticking on the tick boxes on the left
  • Click on "Edit Selected" on the top right
  • Scroll and click on Sync Settings
  • Click on "Disconnect" and save
  1. Remove your Channel Manager from your account
  • Go to your Privacy & Sharing settings here
  • Click on "Remove Access" beside your channel manager
How can I delete my Airbnb account and/or listing?

Here's how to delete your Airbnb account

Here's how to delete your listings In order to delete your listings, they need to be disconnected from your channel manager first. Click on the FAQ above this one to learn how.

Why is Airbnb charging GST?

GST clarification

Under the Australian GST law, Airbnb Ireland UC is required to charge GST on "imported digital services" sold to "Australian consumers". An "Australian consumer" is defined as someone who is not registered for Australian GST.

As such, we are required to charge GST on the service fee charged to Australian hosts where that host has not provided an ABN as evidence of their GST registration. For more information, please see the ATO's website here. The relevant ATO tax ruling is GSTR 2017/1 found here.

Our 15% host service fee is exclusive of GST. This means that if a host has not provided an ABN and attested that you are GST registered, additional GST will be added.