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I use My Lodge tax to report all my earnings and taxes for me. I put a flat 14.25% on my direct bookings. I report all 14.25% to Avalara and I pay them to divide it up to the different jurisdictions. Would I still need to break it down in Airbnb if I am collecting all of it?

Hey MaryBeth!

It sounds like you have those taxes configured to go to all listing sites but don't have the registration section set up. Airbnb requires that this section of the tax needs to be filled out for custom taxes to be passed to them. More on that here: https://www.ownerrez.com/support/articles/configuring-taxes#airbnb

If Airbnb collects and remits the taxes for you and you do not need to pass any custom taxes to them, you'll want to exclude Airbnb from those taxes. We have this support article that goes over how to set that up: https://www.ownerrez.com/support/articles/channel-management-api-integrations-airbnb-taxes#configuration

It would be best to reach out to your local tax authorities to confirm what taxes are required to be collected and reach out to Airbnb to confirm if they collect and remit any taxes on your behalf. This way, you'll know if any need to be configured as custom taxes in OwnerRez.

For Vrbo, if you are API-connected, you become the merchant of record so you would be responsible for collecting and remitting all taxes. You'll want to make sure the taxes in OwnerRez are configured to collect taxes on Vrbo bookings.

Note: 

OwnerRez DOES NOT remit taxes on your behalf, open accounts with tax agencies, or make tax filings for you. You are responsible for configuring the tax settings correctly to match the requirements in your area and for making all remittances and filings that are due. 

OwnerRez employees are not tax professionals or accountants and hold no responsibility for uncollected taxes while settings are being adjusted due to tax law changes or any other alterations. 

Please don't hesitate to reach out to help@ownerrez.com if you'd like us to take a look at your account!

"Airbnb supports custom taxes for this property, but taxes in OwnerRez are missing the Airbnb passthrough tax fields. To be used as a custom Airbnb tax, Type, Business Tax Id, Registration Number, and Attestation must all be set. If you don't want to use passthrough taxes for Airbnb, change the channel applicability to 'Everything but Airbnb'."

I get this message on my listing analyzer.  I am trying to correct everything for my API integration. Currently Airbnb and Vrbo collect and file all of our taxes.  Could someone explain what this means and what I am supposed to change to now be compliant? Will I need to collect and report taxes with API?

Hello,

I'm looking to see the Payment Detail report pulled for historical years to reconcile to our cash collections in our bank account. The report export page seems to only allow it to be pulled for currently active properties. Is that correct? I know that is the case for the bookings detail report but thought that for a report which is actually based on cash collections I would still be able to pull a report which reconciles to the actual cash collected. Can you please assist? Is there a way that this can be pulled on the back-end somehow?

Hi Lilly,

Welcome to OwnerRez! We're glad to have you as part of the community.

I see a generated Owner Statement for another date that includes this booking, and shows up as paid in full. Did you get this sorted already?

If not, please write this question up to us at help@ownerrez.com, and provide the booking ORB# and any screenshots that would get our investigation off to a quick start.

I'm using OwnerRez for the first time! Please send all tips & tricks my way. Any help is appreciated.

Pictured below is a statement i created, the guest has paid 100% BUT the statement shows 0%

Since its showing 0% i am not able to enter the owner payout.

The payment from the guest did a "bank transfer"

OwnerRez has no integration into the banking system, and so cannot be used to make automatic payments of any kind.

Is there a way to automate the owner payment process to have those payments be sent to the owner's bank account directly?

Hi there!

Setting the 4th of July to allow arrivals, and override your property rule of one gap night between bookings, should be able to be accomplished directly on the Spot Rate calendar.

Simply click on the date you wish to modify, then use the Set Rules dropdown to find Changeover rules. You can specify that both arrival and departure are allowed.

The general concepts surrounding this topic can be found here - https://www.ownerrez.com/support/articles/rates-calendar#arrival

After making your desired change, I'd recommend giving your listing a few minutes to sync the updates to the channels. Maybe an hour, to be safe. Then, check your live channel listings as if you were a guest to see if an arrival on the 4th is now being allowed.

If you run into any trouble, send us an email at help@ownerrez.com and we'll be happy to dig in deeper!

I have a booking that checks out on Thursday, 4th of July 2024. Because I have a 1 day changeover restriction, no one can book the holiday weekend till Friday July 5th. This significantly reduces the likelihood of booking the holiday weekend in entirety, since guests would much rather checkin on the 4th for a long weekend. Is it possible to remove the changeover restriction for a one-time occurrence?

There are many possible reasons for this.  Please write in to the Helpdesk with full details and specifics so we can investigate.

I just received this message that one of my bookings for next May shows fully obstructed. I’ve been using this platform for 2 years and never have I seen this. 
it is an Airbnb booking if that matters. Just not sure what it means. 

Please remove figured out the issue.

Brand new.

Used rental agency last year.  Did not meet my expectations for customer or owner service.

Ventured out on my own.  Huge learning curve.

1 property.

Working through bugs.  I will share my web site once the pilot is complete.

Thank you,

Jan

Unfortunately, Airbnb discontinued its proxy email system.  In order to use OwnerRez to send messages to guests automatically, you will need to be using our Airbnb API connection and configure your messages as channel templates.

Note that if you require your guests to sign your Rental Agreement as we recommend, that process collects the guest's real email address, so regular email message templates can be sent automatically to guests after they've done that. But the original message with the link for the guest to sign their Rental Agreement, can only be sent automatically as a channel message.

Some hosts choose to create all Airbnb messages as channel messages. Other hosts use only the initial channel message to request the real email and/or request the rental agreement be signed and then use emails for the subsequent messaging.

Hello,

I have a guests checking in  2 days and did not sign my rental agreement or paid the security deposit.  The guest however paid in full through Airbnb.  I checked the triggers for the rental agreement and the security deposit hold in ownerrez and it says no email address on file.  If the guest does not have an email to complete these steps;  How do I handle this situation?  

*****Apologies put it on the wrong thread - Please Delete*****

Just got this message through. How do we deal with this?

Also is this a global thing or is it an Agoda china thing as the guest is from Hong Kong?

apologies put it on the wrong thread 

Hi All.  If you do SMS Bulk Texting, how do you do it?  What software are you using?  Would prefer the 'free' option but I understand you get what you pay for.  Thanks in advance!

Welcome Amanda!  I just joined the STR community in May.  Who is your property manager and would you recommend using them?  I am from out of town.

Thuy 

www.lux-oasis.com

Greetings! Long-time host, new to OR.  Setting up my own direct website for one property in Spring Hill, TN. It's called Spring Hill Haven. 3/2 in a growing area.

I've been doing STRs for over 20 years (pre-AirBnB).

Sheri

Hello friends! 

We've had our first short term rental/vacation home for about 2 years now, and diving into the PM Software. 

We are out of country and have a local Property Manager who has helped manage bookings/payments until we get more comfortable and set up to handle things ourselves. 

Excited to set things up in OR, and excited to learn from the seasoned experts in this forum! 

Cheers,

Amanda Vanzante

Owner, Ohana Villa Florida

Hmm that's cumbersome with 45 properties.
I look at the In house guests or the ribbon bookings and then click on each one and you can see the number of bookings at the bottom. But it would be neat if there was a way to show that on the inhouse guests screen

Thanks!

Hey Jennifer,

Hmmm, probably the simplest way would be to navigate to the guests record, via the booking overview page of any particular booking (should be under the section labelled guest, towards the bottom left of the overview page). From the guest record you can click on "Related Activity" on the sidebar menu. This will bring up a list of inquiries/quotes/bookings for that particular guest.

If you're having trouble finding that feel free to email help@OwnerRez.com and we'll break it down more in depth.

~Caleb

How can I tell which of this week's guests are repeat guests (multiple bookings since the beginning of time)?

I want to be able to offer repeat guests an outdoor movie experience. 

We are relatively new to the vacation rental ownership scene, and live in the US. Our villa is in Morocco - anyone else in a similar situation? Great to meet you all!

Hello

it would be very useful to have an option to pick today for the empty units report

Thanks for writing in. I merged your feature request with a pre-existing one.

Integrate BDC, VRBO, Airbnb, SMS, and emails into a redesigned unified inbox for a more user-friendly experience. This streamlined interface to include shortcuts and allow previews of bookings directly within the messaging tab, enhancing convenience and accessibility.

Added to Features requests. 

The guest was concerned because she would get charged if there was damage to the unit.

You don't say... That is in fact a very large part of the reason we so strongly recommend using our legal agreements, precisely because it gives you the authority to do exactly that!  Think about it this way - are you sure you really want a guest who refused to come because they were afraid they might be charged for damages they cause?

I just had a cancellation because I am using the OwnerRez legal agreement.  Is there a way I can default to the AirBnB, VRBO, etc. legal agreement?  Is that a good idea?  The guest was concerned because she would get charged if there was damage to the unit.

Thanks,

KT