Hey folks, Meredith Lane here, your community impact correspondent. You know I’m all about getting to the bottom of how these short-term rental giants affect our neighborhoods and the people in them. Well, Airbnb has just rolled out some major updates to their rules, and it’s got the host community buzzing. They’re calling it the “Off-Platform and Fee Transparency Policy,” and it sounds like they’re tightening their grip on everything that happens outside of their website and app.

Why should you care? If you’re an Airbnb host, these changes could really shake things up. Let’s break down what’s going on.

Airbnb’s New Game Plan: Keeping Everything In-House

Think of Airbnb like a big online marketplace for places to stay. They want to make sure that every booking, every payment, and pretty much every chat happens right there, on their turf. This isn’t totally new, but folks in the industry are saying this time, they mean business. They’re being “stricter, clearer, and more rigorously enforced,” according to the experts.

Why the big fuss? Airbnb says it’s all about keeping everyone safe, secure, and making sure prices are clear. They want to stop sneaky fees and make sure everyone follows the rules. That sounds good, right? But some folks think there might be more to it.

One expert put it this way: Airbnb seems to want “full control over financial flows” and wants to make sure they get their cut – about 15% – of almost everything. Another said they’re building a “fully captive ecosystem.” Basically, they want to make it harder for hosts to do anything that might let them skip paying those Airbnb fees.

So, what exactly are they saying you can’t do anymore? Let’s get into the nitty-gritty.

Red Alert! Things You Absolutely Can’t Do

Airbnb has a pretty clear list of things that are now big no-nos. If you cross these lines, you could face warnings, or even get kicked off the platform!

• No More Sneaky Side Deals: You can’t ask guests to book with you directly next time, or offer them a discount if they do. Even canceling an Airbnb booking to rebook the same guest on your own is a no-go. Think twice before sending a message saying, “Book on my website and save!” That could get you in trouble.
• Payments Stay Put: Forget about asking for payments outside of Airbnb for the main booking cost or even extra things like heating the pool. Unless it’s a very specific situation (we’ll get to that later), all that money needs to go through Airbnb. So, no more “Pay me $50 on PayPal for the early check-in.”
• Hidden Fees? Not Allowed! You have to tell guests about all the fees they’ll have to pay right upfront in your listing. Things like extra guest fees or pet fees need to be clear. You can’t surprise them with a “resort fee” at the end.
• Keep Guest Info Private (Until They Book): Before someone books your place, you can’t ask for their email or phone number. All chats need to stay on the Airbnb platform. Even after they book, you can’t just ask for their email to add them to your mailing list. That’s a no-no!
• Reviews Only on Airbnb: You can’t ask guests to leave reviews for your Airbnb stay on other websites like Google or Yelp. Airbnb wants all the feedback in one place.
• No Forced App Downloads: You can’t make guests download a special app or create an account on another website just to get into your rental. Imagine arriving at your vacation and having to download a random app just to unlock the door? Airbnb says that’s not a good experience.

It sounds like Airbnb wants to keep everything nice and tidy within their own system. They’re building what some are calling a “closed loop.” This means they want the whole guest experience, from start to finish, to happen right there on their platform.

But Wait, There Are a Few Exceptions…

Now, it’s not all black and white. There are a few specific situations where you can do things off the platform. But listen closely, because you need to follow the rules carefully!

• Taxes (Sometimes): If Airbnb doesn’t automatically collect taxes in your area, or if the local law says you have to collect them yourself, you might be able to collect those off-platform. But you must tell guests about this in your listing before they book. No surprises!
• Hotel Stuff: If you’re running a hotel on Airbnb, you might have different rules for things like asking for a credit card for extra charges or collecting payment for things like parking. But again, you need to be clear about this in your listing.
• Special Software (Maybe): Some hosts who use special approved software might be allowed to collect certain fees or security deposits directly. But this seems to be for a select few, and the details aren’t super clear.
• Talking After Booking: Once someone has booked your place, you can contact them to make sure the phone number Airbnb gave you is the best way to reach them. And if a guest asks to chat through text or WhatsApp, that’s usually okay. But remember, even in these chats, you still can’t ask for off-platform payments or reviews!
• Legal Stuff: If the local laws or your homeowner’s association (HOA) requires you to collect certain information, like a copy of someone’s ID, then you might be allowed to do that. But you have to say so in your listing and be ready to prove it if Airbnb asks.

The big takeaway here is that if you’re doing anything off-platform, you need to be super clear about it in your listing before someone books. If you don’t, you could be breaking the rules. Airbnb is putting the responsibility on you to explain why you need to do things differently.

How Does This Affect You and Your Guests?

These new rules are causing quite a stir in the short-term rental world. Hosts are worried about a few things:

• Say Goodbye to Easy Direct Bookings? Many hosts like to build relationships with guests so they’ll book directly next time and avoid Airbnb fees. These new rules make that much harder. You can’t just ask for their email anymore. One expert said this makes it tough to grow your own “marketing funnel.”
• Tough on Tech: If you use apps for things like smart locks that make guests download something extra, that might not be allowed anymore unless it’s legally required. One industry watcher pointed out that this could be a problem for many “vacation rental tech” companies.
• No More Security Deposits? For most hosts, asking for a separate security deposit outside of Airbnb is now off the table. You’ll have to rely on Airbnb’s “AirCover” program if something gets damaged. Some hosts are worried that this might not be enough protection.
• Feeling Less Independent: Some hosts feel like Airbnb is trying to control too much of their business. They worry about losing the ability to run things the way they want. One host even said these changes could be “devastating” for independent operators.

It sounds like Airbnb wants to be in control of the whole process, and that might mean less freedom for hosts to connect with their guests in the ways they used to.

What Can You Do About It?

So, what’s a host to do? Here are a few things to keep in mind:

• Read the Fine Print: Make sure you really understand the new rules. Airbnb has a lot of information on their website.
• Check Your Listings: Go through all your listings and make sure all your fees are clear. If you’re doing anything off-platform that’s allowed, make sure it’s explained in your description.
• Change Your Payment Habits: Stop asking for payments outside of Airbnb unless it fits one of the very specific exceptions.
• Be Careful How You Chat: Keep most of your communication with guests on the Airbnb platform. If you do talk off-platform, maybe take a screenshot and send it in an Airbnb message just in case.
• Look at Your Tech: If you’re using apps for things like check-in, make sure they follow the new rules. You might need to offer another way for guests to access your property.

It looks like Airbnb is serious about these new rules. As one expert said, “these latest changes are stricter, clearer, and more rigorously enforced.” So, it’s important to pay attention and make sure you’re following them to keep your listings active.

These changes raise some big questions. Is this really about safety and transparency, or is it more about Airbnb wanting to control everything and maximize their profits? What does this mean for the personal connection between hosts and guests? And how will this affect the unique charm of local short-term rentals?

I’ll keep digging into this and bringing you the real stories behind these policies. Stay tuned!

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Hi everyone, Jed Collins here, your guide to the rules and policies around short-term rentals. Today, we’re going to talk about something called depreciation. It’s a way for people who own buildings to lower their taxes over time. Think of it like saying a building slowly loses value as it gets older, and the tax rules let you count that loss.

Right now, in early 2025, there are rules about how much of a building’s cost you can deduct each year. But things might change later this year! Let’s break it down in a simple way.

How Depreciation Works Today

Usually, when you buy a building, you can’t just say it all went away in one year for tax purposes. Instead, you have to spread out the cost over many years. This is called depreciation.

There are different ways to do this. One common way is called MACRS (it’s a long name, so don’t worry about remembering it!). MACRS says how many years you have to take to lower the value of your building for taxes. For a place where people live, like an house, it’s usually 27 and a half years. For other buildings, like stores or offices, it’s often 39 years.

Another rule is called bonus depreciation. This lets you take a bigger chunk of the cost off your taxes in the first few years. For things bought in 2025, you can deduct 40% of the cost right away! This is less than before. For example, if you bought something for $100,000 in 2022, you could deduct the whole $100,000 right away. In 2023, it was 80%, and in 2024, it was 60%. Now it’s going down to 40%.

There’s also something called Section 179. This lets some businesses take the full cost of certain things off their taxes right away, up to a certain amount each year. For 2025, that limit is $1,250,000. But there are rules about what kind of property this works for, and your business has to have enough income.

What Could Change in 2025?

Now, here’s where it gets interesting. The people in charge of making laws about money (like taxes) have been talking. They made a plan in April 2025 that could lead to some big changes later this year.

One of the big ideas is to bring back 100% bonus depreciation! That means if you buy something that qualifies, you could deduct the entire cost in the first year, just like it was in the past. Some people are even saying this could go back to January 20, 2025.

This is a big deal for people who invest in buildings. If they can deduct more money sooner, it can help them save on taxes and have more money to use for other things.

What This Means for You

If you own or are thinking about buying a short-term rental, these possible changes could be important.

• If 100% bonus comes back: You might want to think about buying things or making improvements sooner rather than later to get the bigger tax break.
• Even with 40% bonus: It’s still a good idea to understand how depreciation works. There are even ways to study your building to find parts that can be depreciated faster, called cost segregation.

But remember, these are just possibilities right now. The laws could stay the same. So, it’s important to keep an eye on what happens and talk to a tax expert to see what’s best for you.

Get out full report here.

The implementation of the 2025 Trump Tariffs marks a notable shift in international trade policy, and as the Legal & Policy Contributor for this blog, it’s my responsibility to analyze the potential ramifications for the short-term rental (STR) market. While the tariffs are broad in scope, their impact on tourism, particularly from our neighbors to the north, Canada, warrants careful consideration.

In early April 2025, President Trump enacted a “reciprocal” tariff plan, citing trade imbalances and unfair practices. This involved a baseline 10% tariff on most imports, effective April 5th, with higher, “individualized” tariffs for specific countries following on April 9th. While Canada wasn’t initially subject to these individualized tariffs, pre-existing duties on steel, aluminum, and automobiles remained, alongside a complex structure of tariffs and exemptions under the United States-Mexico-Canada Agreement (USMCA). Predictably, Canada responded with its own countermeasures, including tariffs on US automobiles and a range of other goods.  

This multi-layered approach, while intended to address trade deficits, introduces considerable complexity and uncertainty, factors that often deter discretionary spending like international travel. Even with USMCA exemptions, the tariffs on key sectors, coupled with the overall trade dispute, are likely to sour the economic relationship between the US and Canada, potentially leading to a decrease in leisure travel.

The Rising Cost of Crossing the Border

The tariffs are expected to increase the cost of US travel for Canadians through both direct and indirect mechanisms. Directly, the tariffs will likely inflate the prices of imported goods within the US. Canadian tourists purchasing goods will likely face higher prices as American businesses pass on tariff costs. Indirectly, the 25% tariff on automobiles could eventually raise rental car prices. Furthermore, Canada’s retaliatory tariffs on US goods could increase the cost of living for Canadians, reducing their discretionary spending on travel. Economic uncertainty stemming from the trade dispute could also negatively impact the Canadian dollar’s exchange rate against the US dollar, making US travel more expensive. Experts anticipate that these tariffs will generally lead to higher prices for American consumers , and the travel industry is no exception, with potential increases in operating costs for airlines and hotels being passed on to consumers.  

Destinations on Edge: Where Will Canadians Stay Away?

Historically, Florida, California, Nevada, New York, and Texas have been the top US destinations for Canadian tourists seeking short-term rentals. Within these states, Orlando, Las Vegas, and New York City are particularly popular. Border states like New York and Michigan also heavily rely on Canadian tourism , with Detroit and the Wildwoods on the New Jersey Shore being notable examples. Even destinations like Virginia Beach have acknowledged the potential impact and are offering discounts to attract Canadian visitors.  

Destinations with strong historical ties to Canada and those located near the border are particularly vulnerable. Las Vegas, with nearly half of its international airport arrivals from Canada , stands to see a significant impact on its short-term rental market.  

The Economic Stakes: Billions on the Line

Canada is the leading source of international visitors to the US. In 2024, Canadians made 20.4 million trips, spending $20.5 billion and supporting an estimated 140,000 American jobs. Even a modest 10% reduction in Canadian travel could result in 2 million fewer visits, a $2.1 billion loss in spending, and 14,000 potential job losses.  

Early data from 2025 already indicates a decline in Canadian travel to the US. Vehicle crossings and air travel have both decreased , and hotel bookings from Canada to US destinations have also seen a drop. Notably, vacation rental professionals in Florida reported a 16% decline in Canadian reservations through mid-February 2025, and rental managers in Hawaii saw a 14% decrease. Border regions are also feeling the pinch, with hotel demand down in Niagara Falls, NY, and Bellingham, WA.  

Key Table 1: Impact of Reduced Canadian Tourism on Select US States (Based on Early 2025 Data)

Looking North and Beyond: Alternative Destinations

Faced with increased costs and a potentially less welcoming perception of the US, Canadian tourists have numerous alternative destinations. The Canadian government has encouraged domestic travel , and searches for domestic Airbnb stays have reportedly surged. Ontario’s cottage country is being promoted as a luxurious alternative , alongside other Canadian gems like the Cabot Trail, the Canadian Rockies, and major cities. The Canadian dollar’s parity with itself makes domestic travel financially straightforward.  

Internationally, destinations where the Canadian dollar holds strong purchasing power, such as Australia, Egypt, and Vietnam, are becoming more attractive. Other popular alternatives include Portugal, Costa Rica, Thailand, and Mexico.  

Economic Ripples: Regional Vulnerabilities

The anticipated decline in Canadian tourism is expected to have a significant economic impact on the US short-term rental market, with border states and historically popular destinations bearing the brunt. Economists have warned of a potential slowdown in the US economy due to the tariffs , and the U.S. Travel Association has cautioned about substantial job losses and billions in lost spending. The early decrease in hotel demand in border regions and the drop in bookings in Florida and Hawaii are concerning indicators. Some experts believe the tariffs create an “unwelcoming environment” for foreign tourists, potentially exacerbating the decline.  

Expert Opinions and Historical Echoes

Industry associations like the Association of Canadian Travel Agencies (ACTA) and the U.S. Travel Association have voiced concerns about the tariffs’ impact on travel. Hotel industry data reveals a decrease in average hotel prices in major US destinations , possibly reflecting market uncertainty and softening demand. Notably, Canadian hotel searches for US destinations have significantly declined , suggesting a broader reluctance to travel south.  

Historically, trade disputes between the US and Canada have correlated with decreased cross-border travel. During past disagreements, some Canadians informally boycotted American goods and services, including leisure trips. The early decline in Canadian travel in 2025 , the “collapse” in demand for flights between the two countries , and the surge in domestic Airbnb searches all echo this historical pattern.  

Conclusion: Navigating the Shifting Landscape

The evidence suggests that the 2025 Trump Tariffs will negatively impact the US short-term rental market due to a decline in Canadian tourism. Increased travel costs, a less welcoming perception, and attractive alternatives are all contributing factors. Border states and popular tourist destinations are most at risk.

To mitigate these potential consequences, stakeholders in the US short-term rental market should consider diversifying their target markets, enhancing their value propositions, implementing strategic marketing, collaborating with tourism boards, and maintaining flexibility in their pricing and service offerings. While the long-term effects remain to be seen, proactive adaptation will be crucial for navigating this evolving landscape.

Don’t Just Take my word for it, here are some helpful links.

Where Have All the Snowbirds Gone? Canadians Cold on U.S. Travel: https://www.ctvnews.ca/canada/article/where-have-all-the-snowbirds-gone-canadians-cold-on-us-travel/

How US-Canada Trade War Affects Tourism, Hospitality and Aviation Industry: https://www.travelandtourworld.com/news/article/how-us-canada-trade-war-affects-tourism-hospitality-and-aviation-industry-everything-you-need-to-know-about-aggressive-trump-tariff-policy/

Canadian Travel to the United States Softens: https://nastra.org/canadian-travel-to-the-united-states-softens/

As Canadians Cancel Trips Due to Trump, the U.S. Tourism Industry Could Lose Billions: https://www.cfpublic.org/2025-03-06/as-canadians-cancel-trips-due-to-trump-the-u-s-tourism-industry-could-lose-billions/

Anger Against Trump is Forecast to Cost the US International Visitors: https://apnews.com/article/us-travel-canada-europe-international-tourism-22294ec17518cd28450cb3c0227b8351

Tariff Ripple Effect: US Hotel Prices Adjust as Canadian Travel Interest Plummets: https://www.mylighthouse.com/resources/blog/tariffs-us-hotel-prices-impact/

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