Vacation Rental Blogging 101

Posted on November 19, 2011 by Doug

Everybody’s blogging these days - and for good reason. We’ve discovered that blogging is an excellent way to create fresh content for websites and social media. It helps businesses connect with their customers and drives traffic to websites. Regular blogging will position you and your company as an expert resource and keep you in tune with your industry.

Here are a few tips for new bloggers:

1. Write about current events, popular activities, local history, special places, anything you want really.
2. Include local trending topics like skiing, cycling, fishing, festivals, things that visitors are searching for.
3. Post weekly – 250 to 400 words.
4. Use a keyword tool - include keywords in your story.
5. Include lots of photos and videos.
6. Always link back to your website.
7. Post blogs on social media and start a conversation.
8. Read other blogs.

It takes time, but writing does get easier. When I started blogging I agonized about it. It took a while for me to find my “voice” and grasp the basics of writing. I learned from online tutorials and reading other blogs. But nothing teaches you how to write like writing, just do it!

Keep a notepad and pen handy in case a story idea hits you while you’re driving or watching TV. If you blank on a topic read the local newspaper or search for a related blog and sooner or later the ideas will start flowing. Try to write every day – even if it’s just a few sentences. If you’re still struggling do something else for a while or take a walk to clear your head and try again later.

Blogging is a lot like exercise - you just have to keep doing it – even though you may not see immediate results. If you keep at it and do your homework you’ll soon be tracking reservations back to your blog posts and ranking higher in search engine results.

Categories: industry trends, internet, marketing, social media, vacation rental services | Tags: , , , | Leave a comment

Building Your Company’s Vacation Rental Inventory

Posted on October 7, 2011 by Doug

Building a vacation rental inventory for your management company follows many of the same techniques that real estate agents use for obtaining new listings. It’s all about building your professional and personal contacts, networking, farming, salesmanship, and performance.

Search Engine Rankings

Maintaining a high rank in the search engines is crucial to successful property recruitment. New prospects will want to see that their property can be found through a basic keyword search. If you’re not showing up in the organic search results you may want to consider a pay-per-click campaign. Develop a ”property management” page on your website with information about your rental program.

Farming for Rental Listings

If you’re not already in real estate sales you may want to partner with a local agent or broker. Real estate agents can request a neighborhood ”farm package” from one of the title companies in your area. Farm packages have a wealth of information you can use including a list of absentee owners in your service area and ready-to-use mailing labels.

Develop a postcard mailer that introduces your company and lets prospective owners know that you’re “Looking For A Few Good Partners”. Don’t send a big package of information in an envelope, it will just get thrown away. Design an attractive yet simple postcard with a brief message and a few bullet points that represent the best of your rental program. Mail your postcards to your service area every 3 to 6 months.

I also recommend sending a “just listed” card to the neighbors of newly listed rentals. It’s a great way to establish your brand in the neighborhood and let the neighbors know there’s a rental nearby for their overflow guests. If one of those neighbors needs the services of a property manager chances are you’ll get the call.

Working with real estate agents.

Start attending real estate related events and open houses and get to know the successful agents in your area. Not every agent is tied in with a rental agency and if you offer a finder’s fee you may be surprised how many agents will send you referrals.

Finders fees aren’t appropriate in every referral situation and should be considered on a case by case basis. Anyone that sends business your way really just wants to know that you’re going to take care of their referrals by providing excellent service.

Find additional rental properties for your existing customers.

Rental property owners are investors. Most investors are very interested to know when another good vacation rental comes on the market. If you’re not an agent you can still partner with someone who’s in the business and receive a referral fee out of the sales commission.

And don’t forget about your guests. It’s very common for a guest to fall in love with an area after staying in a vacation rental and decide to purchase a rental of their own. Make sure your guests know that you provide real estate services as well as property management, even if you just refer them to an agent.

Networking and word of mouth.

It never pays to be a secret agent. When you’re out at community functions let the masses know who you are and what you do. I once sponsored my daughters soccer team and the advertising on the jerseys was responsible for one of my most profitable listings.

Try to think outside the box. Get involved with a local charity or sponsor something in your community. I know a manager that writes a column for his local newspaper and the exposure has earned him expert status. If you have an opportunity to speak at a seminar or meeting, take it. The more people who know you and what you do the greater chance you have of being mentioned when someone needs a rental manager.

Be Selective.

Before you commit to a new rental listing inspect the property thoroughly. Are the beds top quality? Is the decorating attractive and fresh? Will the property be delivered to you in perfect condition? Are there any red flags like difficult access, out-dated appliances, or code violations? Marginal properties can drag down the rest of your business with negative reviews and increased liability.

If you want your inventory to continue growing you must keep your promises and go above and beyond the call of duty. This can be difficult when you’re building a business but the consequences can be devastating. The two largest vacation rental companies in one local market both have “F” ratings with the Better Business Bureau and an abundance of negative reviews, mostly service related. If additional properties will dilute the quality of your service it’s time to build your employee roster as well.

Networking, cold calling, mailings, and good ol’ word of mouth are your best bets for building a vacation rental inventory. Just remember that growing pains are part of every business. You never want to be so big that you lose the ability to provide a quality service.

Doug Meeder is a consultant and advisor to the vacation rental industry with over 20 years experience as both a rental property owner and the founder of several successful vacation rental management companies. If you would like more information on building your vacation rental business, please call Doug at 909-856-2124 or e-mail him at dkmeeder@hotmail.com.

Categories: building inventory, business development, customer service, marketing, property management, vacation rentals | Tags: , , , , | Leave a comment

Marketing Your Vacation Rentals With Video

Posted on September 25, 2011 by Doug

Video marketing isn’t anything new to vacation rentals, but the importance of including a video campaign as part of your overall marketing strategy is more important than ever. Search engines love video just as much as humans do and vacation rental managers and owners are using video to showcase properties and promote their businesses with great success. Here are a few ideas for developing your own video marketing campaign.

Do It Yourself or Go Pro?

Most of the managers and owners I’ve worked with have hired professional videographers to produce their videos. Be sure to talk to someone with experience before you buy an expensive camera and try to do everything on your own. Equipment is just the beginning of the equation. You need to get several things just right to have a polished looking video, including; lighting, staging, direction, narration, music, and editing. Your properties should be presented with professional looking video and that’s best handled by someone who knows what they’re doing.

On the other hand, I’ve seen many self-produced video tours that looked and sounded great. The friendly, folksy look and feel of a low budget video production is perfect for single properties or small rental operations.

When Less Is More

After you’ve created your video property tours and added them to your website or Facebook page think about what else your audience would like to see. Invest in a basic video camera and keep it handy for videos of local attractions, events, and activities. Try to create something that will entice potential guests to pick up the phone and book a few nights.

And Now For Something Completely Different

Spoof a TV show with something like “America’s Most Wanted Vacation Rentals” or “Vacations of the Rich and Famous”. Think of something that will make you stand out from the crowd. When people start sharing your videos with their friends you will be reaching out to a whole new audience. And that’s the goal behind all this social media stuff, to get the word out!

Make Video Your Calling Card

For more information on integrating video into your marketing campaign or if you have any questions about vacation rental management please contact Doug Meeder at 909-856-2124.

Categories: marketing, property management, social media, vacation rental services, vacation rentals | Tags: , , , | Leave a comment

A Day In The Life Of A Vacation Rental Manager

Posted on September 16, 2011 by Doug

I live in the San Bernardino Mountains of Southern California, specifically Big Bear, about 100 miles east of Los Angeles. It’s a very competitive rental market with many unique challenges. Our winters are usually nothing compared to other parts of the country but every once in a while we get big storms and lots of snow.

Several years back a 3 day storm hit Big Bear just before Christmas and the valley was buried under several feet of snow. I was freaking out because all 125 of my rentals were booked solid with multiple back-to-back reservations. I knew that I was facing a logistical nightmare.

Then things got really interesting. While checking properties in my car my secretary phoned to tell me that the snow removers’ equipment was inoperable and my head housekeeper was diagnosed with pneumonia. I pulled over to the side of the road and started to panic. I remember thinking, “What have I gotten myself into?”, “I should have chosen an easier profession.”

To make a long story short I pulled myself together, bought a snow removal blade for my Tahoe, hired two housekeepers, and reminded myself that I was actually pretty good at my job. I spent the next three days clearing driveways and training the new cleaning crew. I just put my head down and powered through it and when I picked my head back up it was almost spring.

On a busy weekend I could count on being awakened at least once every night to meet a late arrival or repair a blown fuse or any number of things that seem to only go wrong in the middle of the night. I’ve busted up parties, rescued locked out guests, retrieved lost pets, delivered firewood, shoveled snow, and cleared a hundred toilets. What can I say, it’s a glamorous job.

You’re probably thinking “gee Doug, why didn’t you pay someone else to do the dirty work?” I’ve always surrounded myself with an amazing support system. I believe that’s the key to success in this business. But the fact is I was better at handling the emergencies than anyone else. You have to be “hands-on” in this business or details will fall through the cracks. I’ve learned the hard way that nobody, no matter how much you pay them, gives a damn as much as the company owner.

To be a successful vacation rental manager you need to be; a people person, a marketing expert, a problem solver, a human resource manager, a psychologist, a maintenance technician, and you need to love what you’re doing. If you’re not passionate about providing great service the burnout factor will get the best of you and your business will suffer.

I sold my management company a few years ago and my time is now spent advising other people how to market their vacation rentals and grow their businesses. I’ll probably run another rental agency (or two) some day but for right now I’m enjoying sleeping through the night without interruptions.

Doug Meeder is a consultant and advisor to the vacation rental industry with over 20 years experience managing and marketing hundreds of properties in several different rental markets. Check out Doug’s blog at www.vacationrentalservices.net for additional information on his services and tips for marketing and managing vacation rentals.

Categories: customer service, internet, marketing, property management, rental procedure, vacation rental services, vacation rentals | Tags: , , , | Leave a comment

Using Facebook To Promote Your Vacation Rental

Posted on August 20, 2011 by Doug

Facebook is a great way to promote vacation rental properties and connect with past, present, and future guests. If you follow some basic steps and post consistently you will have an amazing marketing tool at your disposal. The only investment is your time. Here are a few tips for getting started.

Start by setting up a page for your property. At the bottom of your profile (assuming you already have a Facebook profile) you will see a link that says “Create a page”. Once you’ve decided on the perfect name you can set up the rest of your page, add photos, and information about the property and surrounding area.

The next step is to invite all of your friends from your profile to “like” your property page. It may take a few requests over time to get a decent response but keep asking for followers and they will come. Grab your guest book and go through your records and invite your past guests to “like” your vacation rental page. Every time you have an inquiry or new reservation ask them to become a fan of your property. Search for groups that relate to your destination and join the conversations. Be careful not to spam your friends and followers with the hard sell but rather be a resource for local news and information.

Post at least weekly with local events, weather conditions, things to see and do, local history, etc. and occasionally add a direct promotion. Ask your guests to post their photos and experiences. Link your posts back to specific pages of your website. If you talk about something fun to do near your rental link back to your “activities” page. If you post a special or announce a package link back to your “specials” page.

Try to create posts that your followers will comment on and ”share” with their friends. Keep in mind that Facebook automatically rates all posts by the amount of engagement they create. The more engagement you have the more exposure your property will receive.

Be patient and take the time to educate yourself. There are several good books on using Facebook and you will find lots of information in the Facebook help section. The biggest tip I can share is to just get started on Facebook, because chances are your competitor is already there.

Categories: internet, marketing, social media, vacation rental services, vacation rentals | Tags: , , , | 1 Comment

Make Your Vacation Rental Stand Out From The Competition

Posted on August 17, 2011 by Doug

Rent Me!

The stagnant real estate market is forcing property owners to produce income instead of selling and new vacation rentals are coming on the market every day. So what can you do to stand out? Here are a few suggestions for gaining an edge over the competition.

Update your description and photos. Re-write your rental listing’ headline and description to evoke a sense of what your renters will experience while staying at your rental. Consider hiring a professional photographer and be sure to stage your photos for maximum effect.

Get rid of the add-on charges. Build your cleaning, booking, linen, and pet charges into your rates. Almost every owner that has followed this advice has reported a positive response and increased bookings. Be sure to announce the “No Fees” policy at the top of your listing.

Upgrade your furniture and decor. If your furnishings and decor are getting tired don’t wait for a negative review to take action. Invest in top quality bedding and linens. Replace your carpet and paint at least every five years.

Add new amenities. It’s one thing to install a spa or pool table (great amenities for sure), but think about the little things. Find a couple of cheap beach cruisers or snow sleds to leave for your guests. Other items include: dvd and book library, bath salts and oils, doggie bed and feeding station, board games, fishing tackle, hiking trail maps, etc. Be creative!

Offer packages. Offer a free 1/2 day boat or jet ski rental with a minimum nights stay. Try a lovers package that includes champagne and a gift certificate to a romantic restaurant or a birthday package with cake and decorations. You can build packages into your rates or offer them separately. Talk to your property manager or cleaning crew about helping you create something special for your guests.

The more creative you get with your vacation rental property the more you will stand out. The most successful properties are the ones where the owners or managers have taken the time to find out what their guests want and delivering the goods.

Please share what you are doing to make your vacation rental special.

 

Categories: amenities, customer service, marketing, property management, vacation rental services | Tags: , , , , | Leave a comment

Handling Difficult Guests and Negative Reviews

Posted on August 11, 2011 by Doug

Now matter how well you treat your guests or how professional your operation is, sooner or later someone is going to complain. With the advent of online reviews, if a disgruntled guest wants to retaliate they now have a place to do it. You must have a plan in place to handle the unexpected breakdowns and misunderstandings that arise out of your rental policy, rules, and regulations. Here are some common complaint issues and the solutions used by top managers and owners.

Policy Complaints and Misunderstandings

Be certain that the guest has read and fully understands your rental rules and policies. That means having everything spelled out on your website and on your rental agreement; cancellation policies, rules and regulations, guest conduct, adverse weather, and check-out procedures. Signed copies of your rules and regulations should be kept on file in the event of a dispute or chargeback. Post a copy of your rental rules in a conspicuous location like the back of the entry or bathroom door. If a guest has a problem with your rules or policies you must be able to show them where they signed off on the rental agreement and explain to them why it needs to be enforced.

Breakdowns and Meltdowns

Poor communication is almost always the real problem. I always ask my guests to contact me immediately if they have any questions and I make sure they know that I can fix almost any problem - if I’m aware of it. When something breaks down in the unit or the guest needs some personal attention you need to have a response team ready. If you’ve never had a phone call in the middle of the night from a guest in a panic you haven’t been doing this long enough.

To prevent a manageable problem from becoming a major inconvenience to the guest you need to be able to handle the situation quickly and efficiently. Find a local person or service to act as your emergency responder. Hybrid management companies (like mine) specialize in “for rent by owner” support services. The key is to be prepared for the unexpected.

Guest Reviews

Set up a Google alert and conduct an audit of your reviews on a regular basis. The best way to protect against negative reviews is to make sure you have plenty of positive reviews out there in cyber space. Offer an incentive to your guests for sharing their vacation experience with the world. If you receive a negative review and you were at fault – admit it. But choose your battles carefully. You don’t want to start an online spitting contest. Almost all review sites give the service provider a chance to tell their side of the story and people still appreciate honesty. If the guest was truly inconvenienced you may want to consider a small refund or some other form of compensation. Sometimes just being a good listener and offering a sincere apology is all that’s needed to put things right.

The moral of the story? No matter how hard you try some people will never be happy. Try not to take it personally. Remember that you’re in the hospitality business and the customer is king. That’s why many owners choose to work through a property manager, they don’t want to have to stand there and smile while Mrs. Angry is screaming about how the lack of hot water ruined her vacation. The best advice I can give is treat your guests with respect and sincerity - just as you would want to be treated. Happy Renting!

Categories: customer service, internet, liability, marketing, property management, rental procedure | Tags: , , , , | Leave a comment

Create A Welcome Book / Users Manual For Your Vacation Rental

Posted on August 10, 2011 by Doug

One of the best ways to help your guests enjoy their stay at your vacation rental is to create a comprehensive “Welcome” book. Chances are your guests will be unfamiliar with your property and the surrounding area and will appreciate all the relevent information you can provide. Here’s a few tips for creating a custom welcome book for your vacation rental.

Start with a nice looking binder or book with sections separated by tabs. Use top loading page protectors to make sure everything stays in place. A picture of the property on the front cover and a hand written welcome letter as your first page are nice touches. Think about your own vacation experiences and what you would appreciate knowing if you were the guest.

Put together a “Fast Facts” page with basic essential information and place it near the front of your book – something that the guest can reference quickly for emergencies, etc.  Include sections on appliance operations, general instructions, local information, things to see and do, dining reviews, and tips for keeping the kids occupied. Your local chamber of commerce is a great resource for community and activity information.

Try to think of your welcome book as a users manual for your vacation rental. The more information you provide about the property the less likely your guests will call you in the middle of the night with questions that could easily be addressed at the property.

Categories: amenities, marketing, rental procedure, vacation rentals | Tags: , , , , | Leave a comment

Preparing Your Property For The Vacation Rental Market

Posted on July 25, 2011 by Doug

All The Comforts Of Home

The vacation rental market is one of the fastest growing segments of the lodging industry. The slowdown in real estate sales has property owners looking for creative ways to hold on to their investment. If you own a home in a popular resort area you may want to consider converting your property into a vacation rental to generate income when you’re not using it. Here are a few suggestions to help you prepare your property for the rental market.

Local Regulations
The first step in preparing your property for the rental market is to find out the requirements of your local governing agency. Some resort areas have banned or restricted vacation rentals of less than 30 days. Transient Occupancy Tax, or bed taxes, must be collected on every reservation and forwarded to your local city or county. Some cities require that vacation rental properties pay registration fees and be inspected for safety issues before the property is occupied. Get to know your local rules and regulations before you start renting.

Furnishings and Decor
Rental properties should have comfortable but durable furniture with fabrics that clean easily and resist stains. Used furniture is acceptable as long as it matches and is in “like new” condition. Use commercial quality, stain resistant carpeting in practical colors. White carpeting may look great in your own home but is not recommended for rental property. Top quality beds and bedding are a priority with mattresses more firm than soft. Hang colorful pictures and paintings that reflect your location or decorating theme. The kitchen should be fully equipped, just like your personal residence. Washers and dryers are highly recommended. Make sure you have enough dining and living room seating to accommodate the amount of people your property can sleep.

Amenities
Popular amenities include: flat screen television, dvd player, pool table, Jacuzzi or hot tub, foosball table, board games, internet access, crib, books and magazines. Put together a notebook detailing how to operate the general systems of the property and include emergency contact numbers, brochures for local attractions, maps, and dining guides. Amenities will vary depending on your location. If your property is located near the beach, you may want to provide beach chairs and bicycles. A mountain property might have snow sleds or fishing poles available for guest use. Be creative and have fun with it.

Cleanliness
Vacation rentals must be cleaned in-between each guest stay. Always provide your cleaners with a detailed list of your cleaning requirements. Purchase a second set of linens and have them ready for back to back reservations. Inspect the property after each cleaning to make sure it’s ready for the next guest. Complaints about cleanliness are the most common and avoidable type of complaint a vacation rental can receive. Going the extra mile in this department will save you both money and headaches in the long run.

Condition
If something is not working correctly, or if furniture is damaged, get it fixed immediately. Even something as small as a light bulb needing replacement can cause a guest to complain. Once again, inspections are the key to avoiding any potential problems. Create a room by room, top to bottom, inspection checklist and always give yourself enough time to make the necessary repairs. Plan on, and budget for, painting the interior walls and replacing the carpeting and flooring every 3 to 5 years. You are going to want your property to be occupied as often as possible and that means wear and tear. Deferred maintenance is part of the rental business.

Miscellaneous
Take good pictures of your property and post as many as possible. Photos are the best way to represent your property to potential guests, either online or in your brochure. Invest in a good camera with a wide-angle lens or hire a professional photographer. Keep a guest book in the property for guest comments and ask for permission to reprint their reviews. Remind your guests to review your property on Tripadvisor, Google, and Yahoo. Reward your guests that leave favorable reviews with a discounted future stay or some other incentive.

There are many details to managing a vacation rental. Take the time to prepare your property for the vacation rental market and it will be a rewarding experience for you and your guests.

Doug Meeder is a consultant with over 20 years experience in the vacation rental industry and has managed over 200 properties as a rental business owner. He works with vacation rental managers, property owners, Realtors*, and homeowner associations, developing and implementing a profitable, proven, business plan and marketing strategy for successful vacation rental management.

Doug’s expertise includes: website development and software solutions, sales and marketing, policy and procedure, branding, housekeeping and maintenance, safety and risk management, social networking, code compliance, and alternative revenue sources.

Contact Doug for a free initial consultation or additional information on his services, qualifications, and references at (909) 856-2124.

Article Source: http://EzineArticles.com/?expert=Doug_Meeder

Categories: amenities, marketing, property management, rental procedure, vacation rentals | Tags: , , , | Leave a comment

Vacation Rental Marketing – Internet and Social Media

Posted on July 19, 2011 by Doug

Vacation Rental Marketing

The growth of the vacation rental industry is a direct result of the internet phenomenon.  It has never been easier to reach out to potential renters and advertise vacancies.  The trick is knowing where to spend your time and money for maximum effect.  The following is a primer on internet marketing.

If you don’t have an individual website for your vacation rental you’re missing the boat. Even if you’re listed with a property manager or on a directory like VRBO it’s crucial to have a web presence for your property. You can design your own basic website or pay someone else to put one together for you. Be sure to use the best possible pictures for your website.  Paying a professional is money well spent

I really like the blog format websites. You can use the blog to write about your property, local events, and lodging specials or packages. Search engines seem to like blogs better than static websites. You’ll need to register a domain name using relevent keywords and get your site hosted by someone who will submit your new site to the search engines.  A quick online search will reveal lots of tech savvy people willing to assist you.

The next step in internet marketing is social media. Post your website and blog entries to your www.facebook.com personal profile or better yet, put together a “fan page” for your property and invite all your friends to “like” it.  Build your fan base by searching for the profiles of your past guests and invite them to follow you.  Use the Facebook tutorials to help you navigate the process. 

Grab your video camera and create a tour of your property. It doesn’t matter if the quality is a little rough at first. A collage of still photos with some background music and/or voice-over is all you need. Add it to your www.youtube.com account and think of other related video subjects (local events, activities, places of interest, etc) that you can use to promote your property. The more videos you create the better. Feature a few videos on your website and update them with each season or when you add new amenities.

Now you have original content relevant to your vacation rental that you can use for internet and social media marketing.  Use your blog posts as content for Facebook or www.twitter.com and add video and pictures to everything (search engines love pictures and video).

This is a brief overview of a very important subject. I’ll dive deeper into internet/social media marketing in future posts.  Happy Renting!

Categories: internet, marketing, property management, vacation rentals | Tags: , , , , | Leave a comment