There are six essential aspects to get right for your guests in your BnB accommodation.
Clean and Tidy
It is essential that your home is clean and tidy for a guest. Make sure all the floors and surfaces are clean, any kitchen plates, mugs, utensils etc have been washed. Remove any black mould, pet hairs and musty smells. The beds need to be freshly made and everything put away tidily. Don't put too much out as it looks cluttered, and it's more to clean.
Also see BnB Cleaning Tips
Safe and Secure
Ensure all areas in your home are safe and secure. Make sure your front door locks properly and all your windows shut correctly. Check your guest understands how to open and close the door and talk through any additional security you do at night.
If you are using a lock box, change the code for every new guest. When they use the lock box ask them to close the box ands scramble the numbers (just in case someone decides to come along and change the code). I chose a lock box with a cover. When you open the cover the numbers light up, making it easier to see.
Keep up-to-date with all the relevant boiler and electric checks, whilst providing smoke alarms, carbon monoxide detectors and fire extinguishers. Ensure there is a safe route for your guest to leave the property and give details of this in your welcome pack. If applicable, check if there are any safety rules regarding use of an attic as a bedroom.
Identify if there are any obstacles or hazards that could impact a guests stay, for example, unexpected steps, steep stairs or windows that open widely.
If you are letting out multiple rooms, how would you ensure the safety of your guests from other guests? For example, locks on doors, personal safes, or perhaps ensuite bathrooms? Or you may decide to only provide multiple rooms in your home at a time for group bookings?
Private
Providing privacy is essential, whether guests choose to maintain it is up to them. You may offer shared areas for them but their bedroom needs to be totally private. You can add a lock to the door if you wish.
If you go in to clean their room, let them know in advance.
You must let your guest know if you have any security cameras at your property.
Easy check in
Give your guests comprehensive instructions on how to get to and into your property.
Let guests know the public transport options and if there are any planned engineering works. If they are arriving by car, let them know how to arrive at your property and any parking details.. For example, whether you provide parking, if there is free street parking or if there are any restrictions and they need a permit or to pay for parking.
It is useful to give them points to identify so they know they are going in the right direction or are at the correct building, for example, it could be that you have a blue front door or are located just after a school, or next to a big tree or a road sign.
If you live in a block of flats, let them know about any call systems, what floor you are on, if there are steps or a lift, etc.
Tell your guests if you have a lock box, and how to get into it, or if they are being greeted at the door let them know that you, or someone else in your home, will be there and if they have to ring the bell, etc. Some guests contact me when they have arrived and want me to meet them outside. This can sometimes pose a problem as the Airbnb notifications can be delayed by a few minutes to my phone, so I have to keep manually checking for messages, or if you know in advance suggest they text or WhatsApp.
Comfortable
Providing a comfortable bed is extremely important. Try the bed yourself before offering it to your guests. If it needs a bit of extra comfort, you could get a mattress topper. You won't be able to suit everyone as people vary in their preference for the softness or hardness of a bed, so it's best to have it somewhere in between. The size of the bed will probably be determined by the size of the bedroom but generally bigger is better. I only have room for a double bed but I use King size bedding as it looks and gives extra comfort to my guests.
The temperature of your home needs to feel comfortable as well, not too hot and not too cold. Make sure any draughts in windows and doors are sealed, and that windows can be opened if required.
You may find some guests may be particularly susceptible to the heat or cold so you may wish to provide extra heaters, bedding, fans and air conditioning. I've also had some guests wanting the windows open and no heating on in the winter, and some wanting the heating on in the summer.
I provide a 13.5 tog duvet in the winter, with a blanket, but also a thinner duvet in the wardrobe (either to add to or replace the duvet on the bed). In the warmer months I provide either a summer or spring duvet on the bed and the other one in the wardrobe (to be switched or put together), along with a blanket. I also provide a hot water bottle (with a machine washable cover).
Responsive host
You need to be available for guests to ask questions prior to and during their stay. Guests also appreciate a host with good local knowledge who can advise on transport options, places to eat, things to do, etc.
Also see The BnB Welcome