How I Setup an Airbnb property. Furnishing an Airbnb like a Pro in 2021

Summary

In this informative video, Sean Rockyjeech shares expert tips on setting up an Airbnb property for success. He covers key factors such as budgeting, aesthetics, durability, cleanability, replaceability, and functionality of furniture and decor. With practical advice on choosing quality items and planning for maintenance, Sean's experience setting up 13 apartments in Philadelphia provides a real-world perspective on furnishing Airbnb properties to enhance guest experience and minimize long-term costs.

Takeaways

• 🏠 Proper planning and setup are crucial for an Airbnb property to avoid future maintenance issues and guest refunds.
• 🛋️ Furniture and decor should be chosen with aesthetics, durability, cleanability, replaceability, and functionality in mind.
• 💰 Budgeting for an Airbnb setup is essential, with a base cost for a one-bedroom apartment and additional costs per extra bedroom.
• 🎨 Aesthetics are not just about individual pieces but how everything comes together in a cohesive design using common themes and colors.
• 🔧 Durability is key; furniture and items must withstand regular use without breaking or showing excessive wear.
• 🧼 Cleanability is important; choose materials that can be easily cleaned or are resistant to stains and damage.
• 🔄 Replaceability ensures that common items can be easily swapped out when they wear out or get damaged.
• 🛌 Prioritize sleep quality by investing in a good mattress, pillows, and high-quality sheets.
• 🍽️ In larger homes, ensure the kitchen is well-equipped for family cooking, as this is a significant part of the guest experience.
• 🛋️ Opt for modular furniture like rollaway beds over sleeper sofas for easier maintenance and replacement.
• 📸 Design the space with photos in mind; focus on making key areas look appealing for listing photos even if the entire space is not fully furnished or decorated.

Q & A

What is the main topic of the video?

The main topic of the video is teaching viewers how to properly plan and set up an Airbnb property, focusing on furnishing and choosing pieces based on aesthetics, durability, cleanability, replaceability, and functionality.

Why is it important to plan ahead when setting up an Airbnb property?

Planning ahead is important because it helps prevent future issues such as items breaking, wearing out, or becoming unsightly, which can lead to guest refunds and additional costs for replacements.

What are the six key factors considered when choosing items for an Airbnb property according to the video?

The six key factors are price, aesthetic, durability, cleanability, replaceability, and functionality.

What is the approximate budget for furnishing a one-bedroom or smaller apartment for Airbnb as mentioned in the video?

The approximate budget for furnishing a one-bedroom or smaller apartment is around five thousand dollars, which covers all basics including furniture, decor, amenities, and initial rent and security deposit.

How much should be added to the base budget for each additional bedroom in an apartment?

Two thousand dollars should be added to the base budget for each additional bedroom in an apartment.

What is the difference in budgeting for a house versus an apartment according to the video?

For a house, an additional thousand dollars is added to the base budget, and an additional twenty-five hundred dollars per bedroom instead of two thousand, due to the larger square footage and additional needs of a house.

What is the significance of aesthetic in furnishing an Airbnb property?

Aesthetic is significant because it's about designing a room as a composition that looks good in photos and in person, giving the place personality and making it appealing to guests.

Why is durability an important factor when choosing items for an Airbnb property?

Durability is important because items that break easily or wear down quickly can lead to additional maintenance and replacement costs, affecting the profitability of the property.

What does the video suggest about the use of sleeper sofas in Airbnb properties?

The video suggests moving away from sleeper sofas due to their durability issues and difficulty in maintenance, recommending rollaway beds as an alternative for easier maintenance and replacement.

What are some examples of items that should be of high quality in an Airbnb property to ensure a good guest experience?

Examples of items that should be of high quality include the mattress, pillows, sheets, cookware in larger homes, and couch cushions to ensure a comfortable sleep and good seating experience.

What is a pro tip mentioned in the video for maintaining white towels and linens?

A pro tip mentioned is to wash white towels and linens with a light blue item to keep them looking crisp and white, as natural white can appear dull compared to the more vibrant pearly white.

How can a host save on budget while furnishing an Airbnb property according to the video?

A host can save on budget by focusing on making a few walls look good for photos rather than furnishing the entire space, prioritizing quality in items that are highly interacted with, and considering the use of colored towels and linens that can be incorporated into the design style.

Outlines

00:00

🏠 Setting Up an Airbnb: Planning and Furnishing Essentials

Sean Rockyjeech introduces his experience in setting up over 100 Airbnb properties and discusses the importance of planning and furnishing an Airbnb property with an eye on aesthetics, durability, cleanability, replaceability, and functionality. He warns against the pitfalls of setting up a property without considering these factors, which can lead to costly repairs and refunds. Sean is currently setting up 13 apartments in Philadelphia and shares insights on budgeting, staging, and maintaining the property for the long term.

05:01

🛋️ Key Metrics for Selecting Furniture and Decor

The video script delves into the six key metrics for choosing items for an Airbnb: price, aesthetic, durability, cleanability, replaceability, and functionality. Aesthetic is emphasized as a composition of the room's design, not just individual pieces. Durability is crucial to prevent frequent replacements, while cleanability ensures items can be maintained in good condition. Replaceability is highlighted to avoid the need for re-staging and re-photography. Functionality is also discussed, with examples of items that may look good but fail to serve their purpose effectively.

10:01

💸 Budgeting for Airbnb Property Setup

Sean outlines the budgeting process for setting up an Airbnb property, detailing the costs for furnishing and staging a one-bedroom apartment and adjusting for larger properties like houses. He provides specific amounts to budget per bedroom and emphasizes the importance of staying within budget while ensuring quality. The discussion includes the costs of amenities that enhance competitiveness and strategies for negotiating rent and security deposit concessions.

15:02

🛠️ Maintaining Durability and Serviceability

The script focuses on the durability and serviceability of items in an Airbnb property. It discusses the challenges of maintaining items that are prone to staining or damage, such as fabric furniture, and the importance of choosing materials that can be easily cleaned and maintained. Examples are given of items that may initially appear durable but eventually show signs of wear, impacting the guest experience and requiring costly replacements.

20:03

🛌 Prioritizing Quality for High-Interaction Items

Sean advises prioritizing quality for items that are frequently interacted with by guests, such as beds, couches, and kitchen utensils. He explains the importance of having a durable bed frame and the challenges of maintaining sleeper sofas versus the benefits of rollaway beds. The discussion also covers the selection of kitchen items, emphasizing the use of silicone over hard plastic for cooking utensils and the preference for ceramic over teflon pans.

🎨 Designing for Photos and Practicality

The final paragraph discusses strategies for designing an Airbnb property on a budget, focusing on creating a good first impression through photos while ensuring practicality for guests. It suggests concentrating on key areas of the property that will be captured in photos and deferring less critical areas for later improvements. The importance of sleep quality, kitchen experience, and the selection of towels and linens are also highlighted, with tips on maintaining white linens and incorporating colored ones into the design theme.

Keywords

💡Airbnb Property

An Airbnb property refers to a home or apartment that is rented out to guests for short-term stays through the Airbnb platform. In the video's theme, setting up an Airbnb property involves careful planning and furnishing to ensure a positive guest experience and long-term sustainability of the property. The script mentions the importance of furnishing and maintaining such properties to prevent future issues and costs.

💡Aesthetic

Aesthetic in the context of the video pertains to the visual appeal and attractiveness of the Airbnb property. It is crucial as it impacts how the property is perceived in photos and by guests upon arrival. The script emphasizes using common themes and colors to tie the room together, such as using an accent wall or choosing furniture that complements the overall design.

💡Durability

Durability refers to the ability of furniture and fixtures to withstand wear and tear over time. The script discusses the necessity of choosing durable items to minimize the need for replacements and repairs, which can be costly and time-consuming for Airbnb hosts.

💡Cleanability

Cleanability is the ease with which an item can be cleaned and maintained in a hygienic condition. The video script highlights the importance of selecting items that are easy to clean, such as materials that do not stain easily, to ensure the property remains in a pristine condition for guests.

💡Replaceability

Replaceability involves the ease of finding and swapping out items that have become worn or damaged. The script mentions the need for items to be either common enough to be easily replaced or neutral enough to be substituted with similar products without requiring a complete overhaul of the property's design.

💡Functionality

Functionality refers to the practicality and usefulness of items within the Airbnb property. The video emphasizes the importance of choosing items that not only look good but also serve their intended purpose well, contributing to a positive guest experience without causing inconvenience or dissatisfaction.

💡Budget

Budget is the financial plan for setting up and furnishing an Airbnb property. The script provides specific budget allocations for different types of properties, such as apartments and houses, and stresses the importance of staying within budget while still ensuring quality and meeting the needs of guests.

💡Staging

Staging is the process of setting up an Airbnb property to make it appealing for guests, including taking photos, arranging furniture, and creating an inviting atmosphere. The video script explains that staging is a time and cost-intensive part of the business, and it should be done effectively to minimize future maintenance and guest complaints.

💡Serviceability

Serviceability in the context of the video relates to the ability to maintain and service items within the Airbnb property. It is highlighted that certain materials and items may look good initially but become difficult to clean or maintain, leading to a decline in the property's condition and guest satisfaction.

💡Faux Leather

Faux leather is a synthetic material designed to mimic the appearance and texture of real leather. The script discusses using faux leather for furniture, such as couches, because it is easy to clean and maintain, unlike real leather which can be damaged by burns or stains.

💡Rollaway Beds

Rollaway beds, also known as Murphy beds or sofa beds, are beds that can be folded away when not in use. The video script suggests using rollaway beds instead of sleeper sofas for their ease of maintenance and replaceability, offering a more practical solution for providing additional sleeping space in Airbnb properties.

Highlights

Proper planning and setup are crucial for an Airbnb property to prevent future issues with wear and tear.

Choosing furniture and decor based on aesthetic, durability, cleanability, replaceability, and functionality is essential.

Setting up an Airbnb without planning can lead to costly refunds and replacements.

The presenter, Sean Rockyjeech, has experience with over 100 Airbnb properties and shares his expertise on furnishing.

Six key metrics for choosing items for an Airbnb include price, aesthetic, durability, cleanability, replaceability, and functionality.

Staging an Airbnb property is the most time and cost-effective part of the business, setting up for easy maintenance.

Aesthetics are about the overall composition of the room and should be designed with photos in mind.

Serviceability is about choosing materials that can be easily cleaned and maintained.

Durability involves selecting items that won't break down easily and can withstand regular use.

Replaceability is important to ensure easy and cost-effective replacements of items.

Budgeting for an Airbnb property includes $5,000 for a one-bedroom apartment and an additional $2,000 per bedroom.

Aesthetics can be enhanced with accent walls and a cohesive color scheme using no more than three colors.

Durability is compromised by certain materials like cheap wood or fabric that stains easily.

Functionality is key, and items like a Keurig machine may not be the best choice due to cleaning issues.

For durability, reinforced bed frames and modular couches are recommended to facilitate easy repairs.

Least interacted items like fake plants and decor can be of lesser quality as they don't require frequent maintenance.

Quality sleep experience is paramount, so investing in a good mattress and pillows is advised.

For larger homes, delivering on kitchen quality is important for a positive guest experience.

When on a tight budget, focus on making a few key walls and areas look good for photos, and address other areas later.

Transcripts

in this video i'm going to teach you how

to properly plan

and set up an airbnb property how to

furnish your airbnb apartment or your

home

and we're specifically going to cover

the topics of choosing pieces

based on like aesthetic durability

cleanability replaceability

functionality like all this good stuff

these are important topics because

if you set up an airbnb apartment in a

hurry and don't really plan ahead and

plan for the future

things are gonna break um they're gonna

wear out uh they're gonna be

unsightly you're gonna end up having to

give guest refunds and then replace

stuff that costs you money down the road

and this can be prevented on the front

end so

um i'm setting up 13 apartments as we

speak here in philadelphia in the same

building

and there's a lot of boxes as you can

see but this is obviously fresh in my

mind so i think i'm well qualified to

talk to you about furnishing airbnb

properties my name's sean rockyjeech i

actually have over 100 properties on

airbnb been doing this for six years

and let's jump into furnishing your

first or next airbnb

welcome back airbnb family thank you so

much for tuning in on this video

uh this is a fun one because it's so

fresh in my mind as you see all these

boxes i'm setting up 13 apartments at

the same time

right now here in philadelphia um and

more to come in this building it's a

pretty big negotiation that i did

uh they actually gave me five hundred

thousand dollars in rent concessions

to pick up this deal and i've got a

video on that um a few videos back

so i want to talk to you about the six

main like

key metrics the factors that we use when

choosing stuff that we

buy whether it's furniture decor stuff

for the kitchen new stuff like that

and their relationship with each other

and how some things need to have certain

characteristics and some things don't

the implications matter so when you do

airbnb

the most time and cost effective part of

this business is staging

taking photos setting the thing up and

then getting it listed right you spend

the most money and you spend the most

time on it from there it should be

easily maintained where guests are just

checking in and out

um you're dealing with them through the

phone and you're doing light maintenance

but if you don't do this appropriately

you don't plan ahead for things to break

or things will wear down you know like

you don't pick your pieces because of

that inevitable future

um things will go wrong eventually where

things will start to look like grody and

dirty even though it's technically in

the best condition it can be in at the

time and guess what want refunds because

things don't look like they were in the

photos or they don't look good and then

you're gonna have to

you have to replace stuff or things are

just gonna break then you have to spend

people time and resources to go replace

things that break um and this stuff

costs you money down the road so when

you set up an airbnb right from the

beginning you should be

looking at the next two years at least

of the future of your property

because we budget for about two years of

use at minimum

for the stuff that we buy so before we

get into the details please like this

video

um i really do appreciate it it helps

the video perform it really does the

algorithm's fun like that

and subscribe if you're new welcome to

the channel uh we're going to talk a lot

about the functionality

of running the airbnb business and of

course i welcome you to watch like

playlists i've got

ones on topics so the six things that we

look for when setting up an airbnb

property first off is price right

everything's driven by price because we

have a budget if you blow your budget

and spend like twenty thousand dollars

more in your home than you should it's

gonna take you so much more money time

to get your money back

right so there is always a ceiling on

budget you've got to be thrifty within

that number

but then there's things like aesthetic

things have to look good

in the photos they also have to look

good when the guest shows up

there's durability like i said things

can't be breaking randomly and you're

constantly sending people to replace or

fix stuff that's tough

things have to be cleanable right they

have to be serviceable

so um like for example like fabric can

stain

where leather does not and so like

things like that where

you might be keeping it in the best

condition you can put it in but a year

from now

it's gonna look diminished a year from

now and that means you're probably gonna

have to replace it when a guest gets

upset about it like so that's the kind

of whole

the cleanable aspect and then there's

the replaceability

where you need to find things that are

either common enough that you can always

buy them

or they are neutral enough that you can

replace them with a like product

something similar where you won't have

to go shoot new photos again right so

replaceability matters there then

functionality um there's things that you

buy because they look good they're good

value

but um they just suck right and we're

gonna talk about a few things that you

shouldn't really buy for your space

because they they actually

harm your guest experience you know for

example as opposed to actually you know

giving them a better one

so functionality matters too um so yeah

let's jump

right in let's talk about budget so we

spent about five thousand dollars

on an apartment like out the door

one bedroom or smaller apartment complex

like this and that covers

all of your basics like furniture it

covers the decor to make your place look

competitive like an accent wall you

paint

to make it pop all the amenities that

make you more competitive like a coffee

station with the decaf and the tea

full length mirror you know tv with the

disney plus on it

all that good stuff and then of course

um getting in rent and security deposit

and stuff like that but i negotiate

a lot of like rents and security deposit

discounts and that's why i can get in

for less than five thousand dollars

i'm getting a lot of free rents on the

front end typically and that's how that

number comes now we add two thousand

dollars per bedroom

in budget for staging but if it's a

house um

add a thousand dollars to the base so

six thousand instead of five

and then add twenty five hundred instead

of two thousand per bedroom

so you're looking at about 11 000 for a

three bedroom house as opposed to 9 000

for a three bedroom apartment

that's based on square footage and

usually homes have a little bit more

needs

because apartments tend to like have

more amenities

better fixtures and all that good stuff

right out the door where if you sell a

landlord on letting you airbnb their

property

there's more that you have to put in

there more love to make that thing

competitive and that's why there's a

little bit more money there now let's

first talk about aesthetic

see the aesthetic of the home isn't

about the individual quality of the

piece

but how it all comes together so if

you've ever walked through an ikea and

saw all the little rooms that they make

that stuff isn't expensive stuff but

they find a way to make these rooms look

really cool

and so you can increase the overall

aesthetic of your space by

using common themes that tie together

well and like painting an accent wall

can give you a pop of color

and you know using just like a few main

colors where you might have

a couple more cool colors and then one

pop of warm

right so you like you do like blue like

maybe two shades of blue and then like

just canary yellow for example right

it'd be a way to like use that use like

a like an electric blue

a royal blue or something and then a

midnight blue and then a pop of canary

yellow

and that's a way to use three colors in

a space and it's gonna make it look

really clean

you can always cut your colors with

neutrals you can always use anything

white black around the gray scale

because they don't really make more

chaos i wouldn't recommend doing more

than three colors and you want to make

sure that those colors have a

relationship with each other

and then have fun with the accent wall

and all the good stuff right textures um

matter too so if everything's like

farmhouse style like wood metal leather

that's really cool um if you do

something modern um you could do things

that are more like glass

acrylic like plastic but like like more

quality plastic

um like that white porcelain style

plastic and stuff like that and go for

this more modern contemporary maybe some

like stone

like um some really smooth concrete

stuff uh custom poured

i mean that starts to get expensive but

you get my point now

this leads to what's what's gonna be the

next one which is like like

serviceability

but what i do want to hammer home here

is aesthetic is about

designing a room as a composition and

making sure you pay attention to like

the little details and give the place

personality

and you're doing it for the photos more

so than for the space you're doing it

for the photos

so as long as your home looks good at a

couple key angles and can get some good

shots out of it

that's good enough so you don't have to

like adorn the place and overload it so

that way it looks good at every single

angle

if you are on a budget and you want a

good aesthetic and you kind of end up

having to cut corners anywhere

skip one wall right just skip one wall

and just kind of basic out that wall but

make sure that your photos

don't include that one wall right and

that's just coming in on a budget you

can always upgrade that later as you

make some more money if you want to

but serviceability is next see the

reason why the examples i gave you were

like wood

metal leather plastic acrylic glass

concrete

is because they can be cleaned right and

this is super important what i've

noticed with a lot of stuff that we've

bought even high quality

items if they've got that fabric top to

it um like couches that are fabric or

bar stools that are fabric those stain

um and if you've got like certain types

of certain types of wood too

certain types of wood tops where like a

cup sweats on the wood and then it gets

a ring on it

that's no fun and then there are like

like

like lacquer um nightstands that

if like somebody spills something on the

nightstand then it creates this like

really weird off-color white translucent

thing

so there's some stuff that you just

shouldn't buy because even though

they're cheap and they look nice

this stuff just goes bad and even though

you try to clean them and ever it says

it's sterile it's not going to look

clean a few examples of other stuff that

you may not even be control of

one of the older properties i picked up

in fort worth years ago um the

apartment was so old that the tubs

needed to be acid washed

so as clean as we could get them they

still had like this like kind of

blackish

color and they kind of had this off

texture from excessive cleaning the

outside of the tub was rough looking

and we had to give refunds for a

completely clean pristine sterile tub

because they looked old and in the

photos that meant that they looked dirty

so

you should be careful with properties

that you pick up where there are things

that

if it looks dirty but it's clean that

means that that's the best condition you

can get it in and if it's going to give

you problems with guests you should skip

that apartment and so

we be careful with like be careful with

tubs you can get them resurfaced

and so if you're negotiating with an

apartment you should negotiate to

resurface those tubs

for an example but try to stay away from

fabrics uh try to stay away from things

with cheap coatings

and you know try to make sure you move

into a place that has new stuff and

that'll avoid

that lack of serviceability another

example

of something that is like durable enough

to continue to be used but just starts

looking bad

we love the home hero knife sets for the

most part they're the ones with the

acrylic stands and the knives all fan

out they look really pretty

but we've bought a lot of ones that are

black and black black blade black handle

problem with that is the blades as you

re-sharpen them and you use them

uh the the silver underneath starts to

show and the outside layer

starts to like oh no in a way like chip

away as like

you know like a ceramic pan would i'm

not a ceramic pen but like one of the

like a teflon pan would

and they just start to look really junky

and old so we're now moving to

using knives that just have a stainless

steel outside

because we don't have to worry about the

coating going away and that way they

last

longer that's one example now the

acrylic thing it's actually hard to

clean so that's the only drawback to the

home hero knife sets is people stick

dirty knives in there for some stupid

reason

and cleaning the inside part can be

really tough

so you really have to stay diligent with

your housekeepers to have those cleaned

um another example is like um what

coffee stations you use

keurig machines they they go dirty and

people don't know how to properly clean

keurig machines

um and it's nasty mold grows inside of

them so i always recommend get a regular

coffee station

if you want to have a perfectly

manageable perfectly clean and pretty

coffee situation

you should do a kettle and you should do

a pour over like a chemex

with the tin on the top this means that

a housekeeper will never forget to open

the coffee machine to check for a filter

and coffee because they'll forget that

sometimes which sucks

so this coffee station if it's used it's

obvious and it has to get cleaned every

time

so i would recommend those now they're

not as durable somebody could drop the

glass or chip the glass

and you'll need to replace it but that's

the kind of trade-off that we're looking

for

here or we're considering is um for the

proper maintenance of the property and

proper cleaning

a regular coffee machine doesn't get

cleaned properly typically

and i used to work as a barista in a

coffee shop and i kind of know how grody

that stuff gets

and so i'm leaning towards pour overs

and the chemex style thing just because

i think they look

cool it's more of an like um like a

do-it-yourself coffee thing which is

kind of a fun activity

some people hate it um but it just saves

us from ever disappointing a guest

with a with the subpar quality of clean

so those are some stuff in the kitchen

that matters just the same now uh

durability is next

so these things are all still usable but

um they just become unsightly or

problematic and that's kind of

like the point there but with durable um

there are things that just like break

they look good and they're cheap and

stuff but like ikea furniture that's

like the eight dollar nightstands they

just break and they're hard to repair

and so this is the other part of the

durability airbnb has got a policy where

you have to try to repair something

before you build the guest to replace it

in its entirety

so we're looking at this a lot at scale

as how to manage our property

based on durability and how to fix stuff

so

we've got this beautiful 10 foot long

blue couch that we bought

off of sofa mania because we had a

really unique floor plan

and somebody put a cigarette burn mark

in it well it's a blue

uh like velvety felt kind of fake fabric

and so it is really tough

because um i had to throw my phone it

keeps ringing um it's really

tough to replace because that fabric's

so unique so we have to pull fabric like

a

like a little patch of fabric from the

back of the couch and then patch the

cushion

and like restuff the couch and then

cover the back of the couch with a black

patch

or something like that the part that's

not aesthetic can have that off color

patch

so that's what we have to do to replace

like the fabric of the couch now the

cool thing with this couch

is this fabric doesn't stain like other

fabrics right like if you have like the

cross stitch like

linen or cotton like you know like the

weaving that stuff stains it has like

water marks really easily and those ones

have given us the most trouble but this

felt like like

velvet thing they i like the velvet they

it doesn't stain so easily so if you're

going to use a fabric you can use velvet

but watch out for burn marks

i think it is better too considering

burn marks even though people aren't

supposed to be smoking

um it is better for that than leather uh

but leather

is completely easily cleanable like and

it's hypoallergenic which is great

i'm sitting on a faux leather couch

cushion right now from a new couch that

we're buying we're testing something let

me tell you about it

um but i will say uh that like burning

this with a cigarette there's no way to

fix it you just have to replace the

whole cushion or replace that section of

couch

so with that in mind the couch i'm

sitting on see if i can get you to link

i think i bought these on sofa mini as

well

they're black faux leather chesterfield

style couches and they're modular

they just click together so the arms

click and the bottom clicks and the back

clicks together

so what we can do is we can have 10 or

20 of them and then keep keep a couple

in

inventory and then if somebody breaks a

piece of the couch we can just replace

it we can use two

spare couches for parts right and so now

we can

very quickly replace an entire couch

by fixing the piece that's broken so

it's easy for our housekeeper

or someone to go into a storage closet

grab the arm of a couch and bring it in

and have some maintenance guy come in

real quick and put it together

all right so that serviceability or the

repair ability replaceability kind of

intersects there

you have to plan for things to break

down now so this one

right we can't just patch it with a

little sewing machine but we can replace

the whole chunk of it other things that

need to be really durable in your place

is like the bed frame

we've noticed that a lot of times the

bed frames give out so we've been buying

these

uh like amazon reinforced metal frames

that go below the bed and kind of like

stick it into

the outer part of a frame but there's

been a lot of like cheapskate

manufacturers on amazon selling like

really low quality versions of this

um and they've gone up in price we used

to get the best quality

metal frames on amazon for like 80 90

bucks for a king

now they're like 165 bucks for king and

that could be just because of logistics

with covid and china shipping and stuff

maybe otherwise people just know that

these things are popular now

and they can get more money for them i

don't know but you should reinforce your

bed frame

so instead of buying a 160 dollar metal

bed frame you can go to lowe's

and get extra lumber and like reinforce

the wood

frame that you have i think that's a

good idea because it's definitely less

than 160 bucks in lumber to reinforce

what's already a wood frame

and these are all the beds so i'm gonna

have one guy go and assemble all of the

beds it's gonna be part of our like

launch for these 13 units um but each

one

the beds will have to be reinforced

because we're planning ahead

for stuff like that now certain things

don't have to be durable like the

like the the fake plants and the lamps

tend to not have to be durable because

they're very rarely

interacted with um the lights have to be

functional

but they don't have to be durable and

functionality is one thing too

like we'll talk about that in a second

so we buy our fake plants typically from

ikea or target

we prefer the ones at ikea because of

better price

but if you order them online or go into

the store it's just what they have at

that store's inventory when you order

online

target if you buy fake plants online

they'll distribute them from like a

wider geographic area so you can get

more

so for 13 apartments i had to use target

to buy tons of fake plants in bulk where

if it was just one or two apartments i'd

go to ikea or ship in from ikea but they

they don't carry as much inventory which

makes it hard to do it at scale

but cups plates bowls stuff like that

ikea is good for that so we buy all that

kind of stuff

from ikea because you can get 80 cent

plates that are good quality 80 cent

bowls that are good quality

so in mass i mean i think we just

ordered like 100 plates for this place

something like that and it was super

cheap which is awesome

now with stuff in the kitchen of the

same type we don't buy teflon pans we've

switched to ceramic

um we're hoping that ceramic is a little

bit more durable doesn't create that

grody nasty teflon scrapey

thing also when you buy like cooking

utensils you should be using silicone

instead of like the hard plastic because

the hard plastic melts and gets into

food which is

just super nasty and certain people know

this and if they

see that you have cheap cooking utensils

that kind of like start to warp and bend

and like flatten out

they're like come on guys right so um

silicone

cooking utensils is more durable um and

they

they won't irk out certain guests so and

what that said is for like functionality

goes that's another thing there

and like the keurig machine coffee

station thing that's a functionality

thing that we talked about too see all

this stuff starts to intersect

now the keurig is le the keurig is the

easiest to wield

right the regular coffee pot people are

used to the coffee station with the

chemex

it's a little harder to like to use so

it doesn't win on the functionality side

um but if you if the guest likes it as

an experience then way cool right

um all the lights lamp switches they all

have to work um

we stopped using sleeper sofas

combination of functionality and

durability here they eventually break um

sleeper sofas are hard to replace

because they're heavy

uh they break and they're hard to do

maintenance on because they're kind of

like

weird and you have to find somebody

who's like good at repairing them and

if you can't effectively repair it it

stops being couch

right it just becomes like sunken in and

like off center

and they become problematic so if they

if you lose the sleeper part of the sofa

you lose the sofa part of the sofa so

that's why we don't really like sleeper

sofas anymore

we've actually switched to rollaway beds

um because

they still break like sleeper sofas do

but

um they're easier to do maintenance on

because you can remove it from the

property and try to fix it and bring it

back later

they're easier to swap out because

they're smaller and they roll and they

roll out

um and they're more modular right so you

can have a love seat

in a space that only had room for a love

seat but then you can have a sleeper

sofa like

i mean a rollaway bed where you can

still sleep an extra person with the

roll-away bed

didn't have room for like a whole couch

but you had room for the like roll-away

bed

and that is something that you can do

too especially with couches

they're like this faux leather you may

not want somebody sleeping on it so you

don't want to list the couch as a

sleeping space

but you can have the roll-away bed and

give somebody space to sleep in in the

living room so that's another kind of

pro tip

is we're getting away from sleeper sofas

and into rollaway beds for that reason

so to kind of in reverse take a look at

everything i kind of just dumped on you

the most interacted with stuff on a

property that you should plan

for upkeep uh and breakage and stuff

like that will be the couch

the bed um the towels and the linens in

the house

the cups plates bowls utensils stuff

like that

the front door the carpet coming inside

you know like that old stuff

the stuff that is the least interacted

with would be

the fake plants uh would be the lights

um

the toaster probably rarely gets used

but i mean they still get used

um stuff like that uh stuff that it just

kind of sits there and it's like hey

that's nice so the art on the walls the

decor

the fake plants that stuff is rarely

interacted with so that stuff

just kind of lasts right so you should

be keeping extra things on standby that

are highly interacted with i recommend

keeping a spare

like smart tv on standby because if

somebody steals it or breaks it you can

just replace the tv

um we're doing these extra couches that

are modular so we can replace pieces of

that

we keep extra sheets and towels and

stuff on standby

and now here's a pro tip for that too

guys is you

you can do the white towels and linens

and stuff and look really crisp and

sharp and professional which i love i

love that white crispy look

but they're harder to maintain you gotta

bleach them and stuff like that um you

don't want to bleach them on site

because then the washer could have

bleach in it and you bleach your guests

clothes and they get pissed and you have

to replace those that would be bad

so you would have to launder them

off-site

so that becomes a thing now you can use

colored towels and stuff but then they

may not seem as professional or as

luxury and then there's a trade-off

there

but one thing you can do is if you want

to justify using colored towels and

colored sheets you can incorporate it

into your design style

so that way using a purple towels in a

place that has like a good purple theme

is like justified right now if you use

white

sheets uh be careful what colors you

have you should probably use a blue

if anything because um natural white

sheets

um kind of actually more dull than the

vivid pearly white sheets that we all

love they're like just

like like pearly white teeth kind of

white um those actually have a little

bit of blue in them they're not actually

a true white

so if you want to wash white with

something else probably choose a blue

like a light blue

um and that'll keep your white sheets

lasting longer um so just keep that as a

pro tip

but if you want to use colors for

everything then just justify your colors

in your design style and you'll be good

there

now if you if with all this set you find

yourself kind of like at a loss

on budget um and you want to stick to

that five thousand dollars and you want

to buy some nice stuff and you want to

do the accent walls and everything but

you just don't have enough money to

build up a whole place

pro tip is you're actually designing the

the place

um for photos not for the space right so

you are trying to make sure that the

photos look good so if you can do two or

three walls and make them look really

good at certain angles

that's good enough if you have to skip

one wall and have like a basic

wall that's fine but com like make sure

that everything else is composed and

good enough that you can get the photos

that you need for the airbnb

listing and then you can work on that

wall later something like that

um so coming in under budget means

everything that you do

do well think of it as photos first not

the entire space

um because if you do the wall with the

headboard like with the bed um at that

point then you're like able to

um be able to get the photos of the bed

at a couple different angles with the

headboard the back wall with a cool

backsplash or whatever spend all the

money on that then if the rest of the

room is generally basic that's gonna be

okay to get started

now um if there's things that you're not

gonna slouch on money on

don't slouch on the mattress and don't

slouch on the pillows um and you

probably also should make sure that

you've got a decent quality of uh

of like sheets on the bed too because

the sleep experience in that in a home

is probably the most important thing

um the sleep experience is the most

important now if you have a larger home

too

your cookware needs to be on point

because people will be preparing meals

and if they're cooking for family

and that's a big thing for like their

their family situation

if a family can't cook like they

normally would because they've got to

work around like really dingy stuff

that's going to give them a negative

kitchen experience right so

eating with family is a big experience

think about greek culture italian

culture just think just

picture thanksgiving right you want to

deliver on sleep quality and on bigger

properties you want to deliver on

kitchen quality those are big

now the couch will get sat on a lot so

couch cushions having good dense firm

cushions

it's probably gonna matter because

otherwise they'll start to sink in and

get old

otherwise you have to have a plan to

replace those cushions right so um keep

certain things of quality the stuff that

doesn't get interacted with just make

sure it looks pretty

now if you'd like to continue this

conversation i welcome you to

leave questions in the comments talk to

me directly in the comments

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a big

like hearty response on something that

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that's actually the best place on the

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solid feedback thank you for watching

this video i hope it was super helpful

um in your journey as a short-term

rental operator airbnb host

small business owner uh if you need me

find me and like on instagram hit me up

in the dms

as per usual i will see you on the other

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