Airbnb as an amenity - information for hosts

• The Airbnb program will help improve the experience for hosts and guests by standardizing rules and processes. This means guests can expect a consistent level of service from the condominium team, including a streamlined check-in process, more effective response to issues like noise complaints, and better communication in terms of building-specific rules and processes.

• ICE Condominiums implemented a Key Café system which has allowed guests to pick up keys in a more secure and easy manner, and allows security to focus on more value-added tasks.

• ICE Condominiums will continue to invest in building security, including workforce (via Blackbird Security) and physical functions such as security cameras and access control systems. By all accounts, Blackbird Security has significantly improved the security environment at ICE Condominiums since the Board selected this vendor a year ago; many neighbouring condominiums are now considering Blackbird as a vendor. This is another example of how the board is leading the way by working with independent and results-oriented partners.

• ICE Condominiums will enhance the buildings to make up for the accelerated wear-and-tear imposed by short-term rentals. Potential projects include elevator reliability upgrades and hallway carpeting/wallpaper refresh.

• ICE Condominiums is establishing public documentation on common building features (such as garbage disposal, parking access, and other matters) to allow guests to have a convenient source of information about the building, without needing to disturb their hosts.

Building security will intercept guests that attempt to gain access without completing a check-in on arrival. During check-in, the information provided by Airbnb tools will make it possible to determine if a short-term rental guest has not booked through Airbnb. In cases where a guest arrives having booked on a platform other than Airbnb, the Corporation may deny access to the building or may pursue enforcement measures against the hosting unit owner, potentially culminating in legal action in escalated cases.

In addition, the condominium will perform proactive enforcement activities to ensure all short-term rentals are hosted through Airbnb. This may include monitoring of building access points, as well as electronic monitoring of listings posted on platforms other than Airbnb. The Corporation will vigorously enforce its rules in the interest of the safety and comfort of all residents and counts on all hosts to comply. Non-compliance may result in additional enforcement actions including

Hosts will provide consent to Airbnb to release booking-related data to the condominium as a condition of hosting at ICE Condominiums. While the data the condominium receives may change at Airbnb’s discretion, the information will include booking confirmation codes and host information (name and unit). This will allow the condominium to fulfill      its obligations in service to the community by promoting security on the property. For example, with visibility into the number of guests in a booking, security will be able to detect if more guests are accessing a unit than approved by the host, and will respond appropriately.

Building management and security staff will have access to the platform.

No. One of the advantages of offering Airbnb as an amenity is that ICE Condominiums management will have access to a list of bookings in the building in real-time. This means that STR operators no longer need to complete the administrative work of submitting booking forms with their guests’ information.  There will be a 31 day opt-in period under which you can continue using the previous process.

All guests will simply need to show their confirmation code to the security team upon arrival in the lobby. Security will validate the Airbnb booking and, if necessary, confirm details about the reservation (such as the number of guests).

We are excited about this process because it will significantly reduce congestion in the lobbies by reducing the amount of time it takes to check in, and will allow security to focus on activities that add more value to all members of our community. 

Anyone who owns and lives in their unit at ICE Condominiums can host a short-term rental here. (Please note that tenants may not host short-term rentals, and owners must live in their unit as their primary residence.) To sign up as a host, simply visit airbnb.ca/host and enroll. Applications will be automatically routed to the condominium management team for review as part of Airbnb’s registration process. 

No.  The revenue sharing portion is charged by Airbnb to guests and is based on the base reservation fee, before cleaning, taxes, Airbnb charges, and other items.

The fee is added to new bookings after the host has joined the program.  Airbnb requires all hosts in the building to opt-in before April 6, 2023.

The funds will be tracked separately and audited; they will be used to finance increased costs the Corporation faces in connection with STR, namely: above-average security costs, above average management workload requirements, higher wear and tear fixes, PR improvement program, and acceleration of long-term projects such as elevator improvements and hallway repairs due to STR burden. Contractors such as our elevator company consistently point to STR as a driver of above-average maintenance demand at ICE Condominiums.

The fee will still be charged on the Airbnb booking (due to a system limitation). ICE Condominiums will return fees collected back to the owners of hosts with 28+ day stays, upon verification of the long-term bookings, likley on a quarterly basis. We are currently implementing the process for this remittance and will advise owners before June 30 2023.