What to do with a spare room - AirBnB or Lodger it?

Hannimal

I am trying to decide what to do with my spareroom. My options are to keep it empty, take in a lodger or the in-between option of an occasional AirBnber. I'd like to hear some thoughts, especially from those of you who may have experience with AirBnB, lodgers or both, or who have toggled with a similar decision, but all ideas are welcome.

Currently the room is lodgered but my lodger has been offered a job in another city so he is moving away. I am apprehensive about getting another lodger as I do like my own space and the freedom to use it as a guest room when friends or family come to visit. I could offer the room on a shorter term basis, for 1-3 months at a time, or as a Mon-Fri let. I would not want another long term lodger because I'd like to have some of my own space.

I've looked at AirBnb and Spareroom, and I think I could make £30 per night on AirBnb and around £550-600 per month by taking in another lodger. This is by no means luxury living but it's a clean and nicely decorated 70s build.

In case it matters, I live in South Bristol in a quiet residential area. I am around a 20 minute bus journey to the centre. I have 3 small cats.

Martico

I've got friends (also in Bristol) that have lodgers during the week only, and that works for them. The lodgers work here and go to their home at weekends. That kind of deal might be attractive if you can find someone suitable?

ashe

Airbnb I presume you will have to pay them a cut and you'll have to pay tax - lodgers are covered under the room allowance up to a set amount. 

FreeBear

ashe said: lodgers are covered under the room allowance up to a set amount. 

£7500 per year tax free.

How about a (mature) student ?

One would be short term and would probably disappear back to family during the holidays.

Hannimal

Martico said:

I've got friends (also in Bristol) that have lodgers during the week only, and that works for them. The lodgers work here and go to their home at weekends. That kind of deal might be attractive if you can find someone suitable?

Would these be students usually? I would imagine most of these people would want to live in the centre? I work at the university so it's definitely commutable, but most days i work from home. 

Hannimal

ashe said:

Airbnb I presume you will have to pay them a cut and you'll have to pay tax - lodgers are covered under the room allowance up to a set amount. 

I understood that the tax free allowance was the same for spare room on airbnb as it is for a lodger

zagubov

You could contact local schools/ college/education authorities and offer a room on a Monday-Friday basis for new staff. It would be school term time so you'd have privacy and have the place to yourself in the holidays when you could have friends and family round.

They'd be DRB checked, not working shifts, steady income. Much less hassle than having any Tom, !!!!!! or Harry turning up with no background history every week or so to share your home.

Bristol's probably one of the easier places to find potential lodgers.

Martico

Hannimal said:

Martico said:

I've got friends (also in Bristol) that have lodgers during the week only, and that works for them. The lodgers work here and go to their home at weekends. That kind of deal might be attractive if you can find someone suitable?

Would these be students usually? I would imagine most of these people would want to live in the centre? I work at the university so it's definitely commutable, but most days i work from home. 

No - they're professionals, live in the country, work in Bristol. They're pretty permanent, which helps with trust, feeling relaxed about the house etc.
For me, trust and peace of mind would be the main benefit of lodger over airbnb. Plus my friends get the weekends to themselves

saajan_12

Hannimal said:

I am trying to decide what to do with my spareroom. My options are to keep it empty, take in a lodger or the in-between option of an occasional AirBnber. I'd like to hear some thoughts, especially from those of you who may have experience with AirBnB, lodgers or both, or who have toggled with a similar decision, but all ideas are welcome.

Currently the room is lodgered but my lodger has been offered a job in another city so he is moving away. I am apprehensive about getting another lodger as I do like my own space and the freedom to use it as a guest room when friends or family come to visit. I could offer the room on a shorter term basis, for 1-3 months at a time, or as a Mon-Fri let. I would not want another long term lodger because I'd like to have some of my own space.

I've looked at AirBnb and Spareroom, and I think I could make £30 per night on AirBnb and around £550-600 per month by taking in another lodger. This is by no means luxury living but it's a clean and nicely decorated 70s build.

In case it matters, I live in South Bristol in a quiet residential area. I am around a 20 minute bus journey to the centre. I have 3 small cats.

Not sure an AirBnB is necessarily the in-between option.. the below would all be increased or more intrusive with a series of AirBnB guests than a longer term lodger
* advertising effort / cost
* admin of agreeing terms, taking payments, discussing deposits
* time dedicated to checking in, showing around, changeovers
* cleaning, laundry costs/time

RetSol

Not sure an AirBnB is necessarily the in-between option.. the below would all be increased or more intrusive with a series of AirBnB guests than a longer term lodger
* advertising effort / cost
* admin of agreeing terms, taking payments, discussing deposits
* time dedicated to checking in, showing around, changeovers
* cleaning, laundry costs/time

From experience, I agree totally. 

I have done both Airbnb and mid-week lodgers and the latter was a lot easier and less stressful. 

Hannimal

RetSol said:

Not sure an AirBnB is necessarily the in-between option.. the below would all be increased or more intrusive with a series of AirBnB guests than a longer term lodger
* advertising effort / cost
* admin of agreeing terms, taking payments, discussing deposits
* time dedicated to checking in, showing around, changeovers
* cleaning, laundry costs/time

From experience, I agree totally. 

I have done both Airbnb and mid-week lodgers and the latter was a lot easier and less stressful. 

Thank you - this is really helpful. I thought with Airbnb I could have gone with 1-4 week lets at a time by not allowing shorter or longer stays to reduce admin /dependency. The flexibility of it appeals to me.