Map your Beds24 rooms to Airbnb in Settings > Channel Manager > Airbnb > Mapping to connect them to listings you already have on Airbnb, or to create new Airbnb listings. Once connected, Beds24 syncs prices, availability and restrictions, imports bookings, modifications and cancellations, and lets you message guests from Beds24.
Quick Guide
- Set up your prices and rooms in Beds24 and connect your Airbnb account.
- In Mapping, select the Airbnb account for the property and choose the pricing model.
- Click Price Data to check which prices will be sent, and choose the sync type.
- Click Connect and select the Airbnb listing for the room.
- Check what is sent to Airbnb, then click Import existing bookings.
Table of Contents
- Capabilities and limitations
- Sync types
- Before you connect
- Property settings
- Connect listings you already have on Airbnb
- Create a new listing
- Airbnb review and publishing
- Updates
- Pricing models
- Discounts
- Fees and taxes
- Send and receive messages
- Reviews, alterations and cancellations
- Disconnect a listing
- Disconnect your Airbnb account
- Troubleshooting
Capabilities and limitations
You can connect one or several Airbnb accounts to import listings from Airbnb, create new Airbnb listings from Beds24 rooms, and connect existing Airbnb listings so Beds24 updates them. After you map your listings, Beds24 automatically:
- syncs prices, availability and restrictions to Airbnb
- imports bookings, modifications and cancellations
- shows all messages from Airbnb guests under Messages, and lets you reply from the booking's Messages tab and with Auto Actions
You can also choose to update all content, including descriptions and pictures, from Beds24, and to import booking requests. For how channels work in general, see How the Channel Manager works.
Limitations
Warning: Blocked dates at Airbnb aren't imported. Block them in the Beds24 calendar.
- You can only connect listings that are live on Airbnb.
- Airbnb approves listings in what it considers traditional hospitality, such as hotels, B&B rooms and small inns, case by case.
- If no daily prices or fixed prices have Airbnb active on the Channels tab, the base price (rack rate) is used up to a year ahead.
- Smart Pricing isn't available for API-connected listings.
- Airbnb applies the minimum stay to the first night only: restrictions only need to be met on the arrival date, not on every day of the booking.
- Connecting a listing by API doesn't work with calendar linking inside Airbnb. To link it to another listing, link them in Beds24 with room linking and dependencies.
- Pre-approval bookings only show the cleaning fee. Other fees are included in the price.
- Co-hosts can't connect or disconnect listings. See Co-hosts.
Sync types
The sync type decides which data Beds24 updates at Airbnb. Each sync type includes everything in the one above it.
- Prices and Availability: Beds24 updates prices, availability and stay restrictions and imports bookings. Change discounts, descriptions, pictures and other settings at Airbnb.
- Limited: also sends the Pricing Settings from Settings > Channel Manager > Airbnb > Specific Content, such as taxes and fees, advance notice and early bird, weekly and monthly discounts. Change descriptions, pictures and other settings at Airbnb.
- Everything: also sends your full content. Your listing's descriptive content at Airbnb is overwritten by Beds24 and can no longer be edited at Airbnb. See Content for Airbnb.
| Data | Occupancy based pricing | Per day pricing | Rate plans |
|---|---|---|---|
| Prices and Availability | |||
| Prices | Auto (including the extra person price from daily prices) | Auto | Auto |
| Availability | Auto | Auto | Auto |
| Min. nights | Auto | Auto | Auto |
| Max. nights | Auto | Auto | Auto |
| Closed to arrival (CTA) | Auto | Auto | Auto |
| Closed to departure (CTD) | Auto | Auto | Auto |
| Limited (adds Pricing Settings from Specific Content) | |||
| Listing currency | Auto | Auto | Auto |
| Guests included | N/A | Auto | N/A |
| Extra person price | N/A | Auto | N/A |
| Dates with no price | N/A | Auto | N/A |
| Discounts (2–28 days) | N/A | Auto | N/A |
| Max days in advance | Auto | Auto | Auto |
| Advance notice (hours) | Auto | Auto | Auto |
| Advance notice requests | Auto | Auto | Auto |
| Early bird days to check-in and discount | Auto | Auto | Auto |
| Last minute days to check-in and discount | N/A | N/A | N/A |
| Custom fees and pass-through taxes | Auto | Auto | Auto |
| Rack rate (default daily price) | Auto | Auto | Auto |
| Everything (adds full content) | |||
| Listing details | Manual | Manual | Manual |
| Descriptions | Manual | Manual | Manual |
| Bedrooms | Manual | Manual | Manual |
| Pictures | Manual | Manual | Manual |
| Instant book | Manual | Manual | Manual |
| Pre-booking message | Manual | Manual | Manual |
| Cancellation policy | Manual | Manual | Manual |
| Non-refundable discount | Manual | Manual | Manual |
| Check-in start | Manual | Manual | Manual |
| Check-in end | Manual | Manual | Manual |
Auto = sent automatically when it changes. Manual = sent when you click Update. You can always send an update manually. To change the sync type, change the setting and click Save.
Before you connect
Prices
- Beds24 only sends availability when you have daily prices or fixed prices with Airbnb active under Channels. See Setting Prices for Booking Channels.
- Airbnb needs a base price (rack rate). Set it in Settings > Channel Manager > Property Content > Room Content, and make sure you're prepared to accept a booking at that price. Without daily prices or fixed prices active for Airbnb, the rack rate is used up to a year ahead.
- In Settings > Channel Manager > Airbnb > Specific Content, set the rule for dates with no price. If you need minimum stays, keep the default Close the Room, because minimum stays can't be sent for the base price.
- You can set a multiplier to mark your prices up or down.
Bookings and requests
- With the API connection, Airbnb only allows instant bookings. In Settings > Channel Manager > Airbnb > Specific Content you can set which groups of guests can book. The strictest option allows only experienced Airbnb guests who provide government ID.
- In Specific Content you can also add a Custom value that lets guests send a request to stay longer than your maximum stay allows.
- After you connect, you can import upcoming bookings from Airbnb, and all new bookings are imported automatically. Inquiries and requests are only imported if you opt in.
- Upload other bookings as a CSV file in Settings > Properties. To add bookings or block dates manually, click the suitcase icon in the Calendar or Add Booking at the top.
- If you don't need an actual booking, change the Inventory row in the Calendar: double-click the number of rooms left to sell and save. You can only lower it, based on Quantity of this type in Settings > Properties > Rooms > Setup and existing bookings.
- When a guest or host changes the number of guests in an existing booking, Airbnb doesn't update the cost for extra guests. The host can reject the alteration, update the guest count and extra guest cost, and send the alteration to the guest to accept.
Warning: If you cancel an Airbnb booking as the host ("Cancelled by Host"), Airbnb doesn't reopen those dates for the same listing. The dates stay available on all other channels.
Properties, rooms and room types
- A listing on Airbnb is a room in Beds24.
- Room types with a quantity above one are supported. To send a quantity above one, don't use House as the property type.
- The listing name sent is the property name for properties with one unit, and "property name - room name" for properties with more than one unit type.
Local legal requirements
Airbnb only accepts listings that comply with local laws. Check the permit, zoning, safety and health rules, local taxes, business licences and other regulations that apply to you. Airbnb has guidance for Japan, Portugal, Spain, France and Germany. For other regions, see the Airbnb help pages.
Property settings
These settings apply to all rooms in the property.
- Airbnb account: select the Airbnb account for the property. Each property can connect to one Airbnb account. If none is available, connect one in Settings > Channel Manager > Airbnb > Accounts.
-
Multiplier (optional): to mark prices up or down, add
*and the multiplier. It applies to all prices and fees sent. For example,*1.23raises prices by 23% and*0.85lowers them by 15%. To convert the price of imported bookings, add*after the multiplier:*1.23*divides the booking price by 1.23. For currency conversion, use a template variable such as*[CONVERT:IDR-EUR](Indonesian rupiah to euros). All currencies of the booking page currency selector work. See Price multiplier. - Currency: Airbnb only supports ARS, AUD, BRL, CAD, CHF, CNY, CZK, DKK, EUR, GBP, HKD, HUF, IDR, ILS, INR, JPY, KRW, MYR, MXN, NOK, NZD, PHP, PLN, RUB, SEK, SGD, THB, TRY, TWD, USD, VND and ZAR. If you use another currency in Beds24, select one of these and convert with the multiplier.
- Import inquiries (optional): Beds24 creates a booking with the status Inquiry, which changes automatically if it becomes a confirmed booking. To cancel inquiries that don't turn into bookings, set up an Auto Action that cancels them after a set time. Inquiry bookings don't block the room. To block it, for example after making the guest an offer, change the status manually.
- Invoicee (optional): to send invoices that differ from your standard invoice, use Invoicees.
Connect listings you already have on Airbnb
Mapping a room connects it so Beds24 can update a listing at Airbnb.
- Choose the pricing model (optional). Select Occupancy Pricing to send prices for different numbers of guests or lengths of stay, see Pricing models. Click Save.
- Check which prices will be sent. Go back to the Mapping tab, scroll to Room Mapping and click Price Data under View. If there are no prices or no availability, check your prices for the listing.
- Select the sync type. See Sync types. Before you select Everything, check View Content. If you see a red Fix Content Errors button, click it: settings that don't meet Airbnb's requirements are highlighted in red, with links to where you fix them.
- Update blocked dates. Go to the Calendar and block any dates that are blocked at Airbnb (not bookings). Airbnb doesn't send blocked dates.
- Connect. If you changed the sync type to Everything, click Save first. Click Connect and select the Airbnb listing for this room.
- Check the connection. Click View Actual Data and check the prices are as you expect. Give Airbnb a moment to process the data, then click Update. If Airbnb returns an error, see Airbnb error messages. Click the Airbnb Listing link and select dates to check the listing can be booked, but don't finish the booking.
- Import upcoming bookings. Click Import existing bookings. Bookings imported before by Airbnb iCal aren't imported again, so delete them before you click the button.
Expected result: The listing is connected, Airbnb shows your Beds24 prices and availability, and your upcoming Airbnb bookings are in Beds24.
Note: The import includes ongoing bookings from the last four weeks that haven't reached their check-out date. Long stays of more than four weeks aren't included. Airbnb doesn't send blocked dates, so update them in the Beds24 calendar.
Airbnb charges, payments and invoices
Airbnb collects the payment from your guest. You choose what is imported for Airbnb bookings:
- Channel collect payments show in the booking invoice if Channel Collect Payments in Settings > Channel Manager is set to import them.
- To import the expected payout amount, or the expected payout and the actual payment, set Invoice under Airbnb in Settings > Channel Manager. See Airbnb Invoice setting on the Beds24 wiki.
Create a new listing
- Select sync type Everything. Airbnb only publishes a listing if you send the full content. Set Sync Type = Everything and click Save. In Settings > Channel Manager > Airbnb > Specific Content, set Publish = No and Update Address = Yes, and click Save.
- Check your content meets Airbnb's requirements. Go to Settings > Channel Manager > Airbnb > View Content. Settings that don't meet the requirements are highlighted in red, with links to where you fix them. A red Fix Content Errors button also takes you there. See Content for Airbnb.
- Check which prices will be sent. On the Mapping tab, scroll to Room Mapping and click Price Data under View. If there are no prices or no availability, check your prices for the property in Beds24.
- Export to Airbnb. When your content meets the requirements, click Export. The New Listing Promotion (20% off the first three bookings) is on by default, and you can opt out before sending. See New Listing Promotion.
- Complete the Airbnb registration. Log in to your Airbnb account, go to Listings, click the listing, click Fix and complete the registration actions.
- Check the connection. Click View Actual Data and check the prices. Give Airbnb a moment, then click Update. If Airbnb returns an error, see Airbnb error messages. Open the Airbnb Listing link and check the listing can be booked, but don't finish the booking.
Airbnb review and publishing
Connecting an existing listing or creating a new one starts Airbnb's automated review against its API Program Listing Requirements.
- Click Check Connection Status to see the status at Airbnb.
- If the listing is rejected, the message there gives the reason. Fix the problem and click Update to submit the listing again.
- Some listings need manual approval and stay at ready for review. Once Airbnb has reviewed them, Check Connection Status shows the result.
Updates
- Changes to availability and prices are sent to Airbnb straight away.
- Changes to settings, such as minimum stays, the multiplier or the number of rooms, go with the next update. Click Update to send them now.
- Content is only sent on demand. After you change content, click Update.
- If you change values at Airbnb that Beds24 sends, they're overwritten with the next update.
Note: Airbnb can take a couple of minutes to process the data Beds24 sends. See also Updates and changes.
Pricing models
Choose the pricing model for each room in Mapping. Click Price Data to check which prices and availability will be sent.
| Pricing model | Use it when |
|---|---|
| Per Day Pricing (default) | You have only one price per date. |
| Per Occupancy (LOS) Pricing | You want to send prices for different numbers of guests or lengths of stay. |
| Rate Plans | You want refundable and non-refundable options with their own prices, or parity with channels that use rate plans. |
Per Day Pricing
- If several prices active for Airbnb have different minimum stays, Beds24 sends the price with the lowest minimum stay. Of those, it uses the one with the highest occupancy.
- If you use daily prices with extra person prices, set the daily price for the maximum occupancy and add the extra person price as a negative value, so the full-occupancy price can be sent.
- Only a general maximum stay can be sent, taken from Settings > Properties > Rooms > Setup.
- In Settings > Channel Manager > Airbnb > Specific Content, set the number of guests the daily price is for, and an extra person price.
Per Occupancy (LOS) Pricing
- With fixed prices, the price for each occupancy defined in Beds24 and prices for different lengths of stay can be sent: the 1-person, 2-person and room price (for the specified occupancy). Several prices with different occupancies can be sent. Extra person and extra child prices, and discounts on the Discounts tab of fixed prices, can't be sent.
- With daily prices, the daily price is sent including occupancy. Several occupancy prices and the extra person price can be sent.
- The minimum stay set in the calendar, daily prices or fixed prices is sent. The maximum stay set for the room is sent. Maximum stays set in prices are ignored.
- Prices can be sent for stays of up to 28 days. Guests can book longer stays if no restriction stops them, and Airbnb uses the average price of 28 days for day 29 onwards.
- Beds24 sends prices for up to 16 guests. If your property takes more than 16 guests, use Per Day Pricing with an extra person price.
Warning: To send different prices for different lengths of stay, set the room restriction strategy in Settings > Properties > Rooms > Setup to Stay through. With Arrival, the price might be calculated wrongly after the first night. See Room Setup.
Note: Because of limits in the Airbnb multi-calendar, your Airbnb extranet can't show the right prices. Guests see the right prices, and the prices from Beds24 apply to all bookings. To check prices at Airbnb, start a booking for your listing. If the number of guests changes in an alteration, Airbnb doesn't update the cost for extra guests, see Bookings and requests.
Rate Plans
- Up to 10 rate plans for all listings in the Airbnb account. Guests see at most two at a time: the most flexible refundable one and the cheapest non-refundable one.
- A price for each occupancy defined in Beds24 can be sent. The minimum and maximum stays set in the calendar, daily prices or fixed prices are sent. For different prices by length of stay, you need a rate plan for each.
- Prices are sent for up to one year ahead. For more than 365 days, use Per Day or Per Occupancy Pricing.
- Airbnb doesn't allow request bookings with rate plans.
For setup and all limitations, see Airbnb Rate Plans.
Discounts
- Early bird and last minute prices active for Airbnb are sent automatically, but Airbnb doesn't mark them as promotions.
- In Settings > Channel Manager > Airbnb > Specific Content > Pricing Settings, set a discount for 2 or more days, a weekly or a monthly discount, and early bird and last minute discounts that Airbnb marks as promotions. Use either the discounts per number of days or the weekly and monthly discounts, not both: the per-day discount overrides the weekly and monthly ones.
- In Specific Content > Booking Rules, set a non-refundable discount and its percentage, for example 10%. It's only sent with sync type Everything. Otherwise, set the non-refundable discount in your Airbnb extranet.
- You can create pricing rules directly at Airbnb, but setting all prices in Beds24 avoids confusion.
Note: Airbnb only marks an early bird or last minute offer as a promotion if the price is at least 10% below what Airbnb defines as the median price of the last 30 days. If you use both and want to remove one, remove both, because Airbnb only removes them together. After you click Update to send the change, reactivate the one you want to keep.
For Airbnb's own promotions, see Airbnb Promotions. Airbnb explains its discounts and discount stacking.
Fees and taxes
Warning: Sync type Prices and Availability doesn't update fees and taxes at Airbnb. If you charge fees or taxes, send them from Beds24 with sync type Limited or Everything.
- Cleaning fee: set it in Settings > Channel Manager > Property Content > Room Content.
-
Other fees: send fees Airbnb supports as Custom values in Settings > Channel Manager > Airbnb > Specific Content, for example
PETFEE 45orCLEANINGFEE 200. A linen fee is added to the cleaning fee at Airbnb. - Taxes: click Check if you are eligible to send taxes in Specific Content > Taxes. If Airbnb allows it, set the taxes under Custom. The context help for Custom has detailed instructions.
Warning: The price multiplier is also applied to the cleaning fee. To override this, set the cleaning fee as a Custom value in Specific Content.
Send and receive messages
Communicate with Airbnb guests directly from Beds24, for confirmed bookings and for inquiries and requests. When a potential guest sends an inquiry, Beds24 creates a request booking, which changes automatically if it becomes a confirmed booking. To cancel requests that don't turn into bookings, set up an Auto Action.
- Add the API Messages component to your Dashboard to see all messages. Individual conversations are on the API Messages tab of the booking. You and your guests also see the messages at Airbnb.
- To send Auto Action emails as messages, set Send Message on the Messaging tab of the Auto Action to one of the API options. Airbnb doesn't support HTML, so the HTML is removed. You can add a plain text version of the message for this.
- Airbnb supports attachments in JPG, GIF and PNG format. Attachments from guests are available for one hour. Click Reload messages to reload the image.
- If you moved the booking to another room, manually or through dependencies, both properties or rooms must be connected to the same Airbnb account. Otherwise messaging doesn't work.
Reviews, alterations and cancellations
Review guests and reply to their reviews on the Mail & Actions tab of the booking. See How reviews work.
- Automatic reviews: enter your review text under Auto Review Text in Settings > Channel Manager > Airbnb > Mapping. You can personalise it with template variables, and set a different text for each property. Four days after check-out, guests you haven't reviewed manually get a five-star review with your text.
- Manual review: to give a different rating or text, review the guest manually within three days after check-out.
- Turn off the automatic review for a booking: set Allow Review on the Mail & Actions tab to Disable.
On the Overview tab of the booking, you can manage alteration requests from guests, send alteration requests to guests and request cancellations from guests.
Disconnect a listing
To manage a listing manually, go to Settings > Channel Manager > Airbnb > Mapping and click Disconnect. To update it from Beds24 again, reconnect it.
Warning: When a listing is disconnected, Airbnb resets some values: the minimum stay goes back to 1, closed to arrival and closed to departure are removed, and the maximum stay goes back to 1125. Change these if you don't want them. If you reconnect the listing, click Update afterwards to send the values from Beds24.
Note: If the listing uses rate plans, set it to Per Day Pricing or Per Occupancy Pricing before you disconnect it.
Disconnect your Airbnb account
- In Settings > Channel Manager > Airbnb > Accounts, click Disconnect. All listings in this Airbnb account are set to manual and the account is disconnected from Beds24.
- Or, at Airbnb, go to Account > Privacy and Sharing > Services and remove the Channelsync app.
Troubleshooting
For the causes and fixes of Airbnb error messages and sync problems, see Airbnb error messages. If an error isn't listed, send Beds24 a support ticket.