[ 2023 ] How to Airbnb on Wyndham?

[Xcalibur]

Curious as to how this works. I've Airbnb-ed before but we owned the unit and could set up a multi month calendar for availability. How have ppl done it and are there resources on how to do it properly without triggering the ire of Wyndham? We would only be looking to do a couple weeks per year. Travelling has been challenging post covid. A lot of deferred points and we don't have the time to use up all the points. We also have a boatload of expiring points on rci and would appreciate any tips on how to unload/use those effectively.

Thanks!

 

[bnoble]

without triggering the ire of Wyndham?

This is the hard part.

We have an excess held over from the pandemic as well, and are trying to soak up points/weeks by booking larger units, bringing extended family with multiple units, etc.

 

[BoomerKwanger]

I've seen plenty of Wyndham properties listed on AirBnB.

I've never listed, but I have BOOKED an Wyndham property via AirBnb (which is what prompted me to purchase resale in the first place). I speculate what happens is that the Club Wyndham Owner chooses a bunch of different desirable any resorts (like Bonnett Creek/Margaritaville/Clearwater) and lists availability for EVERY DAY. If an interested part tries to book, then the person with the listing goes onto their Club Wyndham account to see if they can book those dates before confirming with the interested party. If those dates aren't available, they reach out to the interested party saying that those dates aren't available, but will keep looking over the next week to see if availability opens up.

Honestly, it seems like it's a full time job in itself, since to properly rent the points, you'll have to list a whole ton of resorts and also be responsive to whoever tries to book them. Also there will be a ton of competition...if you go on to AirBnB now and just do an example search (for the Rio Mar area, for example) you'll see a ton of random different listings for the Margaritaville there trying to rent out their points.

 

[RENTER]

Not hard and not time consuming.
1. Book a date that you would want to go to
2. Set up a Airbnb posting for that resort describing the resort and the rules of the resort.
3. Set up your cancellation policy on the post. It can range from flexible to strict.
4. Get approval from Wyndham to be allowed to rent at that resort on Airbnb. Some resorts require the approval, and some do not but expect them all to finally do so.
5. When you get approval then post the dates available and the price you want on the Airbnb calendar
6. If someone rents it, set up the guest pass for them
7. If they don't you use it yourself.
8. Airbnb holds the money until they check in and then deposits it into your bank account.
9. Airbnb has a million-dollar insurance coverage in case they damage the property.
10. There are plenty of options outside the owner priority period. So, skip the popular resorts at the popular times which you are only allowed to do twice.
11. Airbnb charges you 3% to rent. Then they charge the renter approx 27% above what you charge for taxes and their commission.

 

[Xcalibur]

Not hard and not time consuming.
1. Book a date that you would want to go to
2. Set up a Airbnb posting for that resort describing the resort and the rules of the resort.
3. Set up your cancellation policy on the post. It can range from flexible to strict.
4. Get approval from Wyndham to be allowed to rent at that resort on Airbnb. Some resorts require the approval, and some do not but expect them all to finally do so.
5. When you get approval then post the dates available and the price you want on the Airbnb calendar
6. If someone rents it, set up the guest pass for them
7. If they don't you use it yourself.
8. Airbnb holds the money until they check in and then deposits it into your bank account.
9. Airbnb has a million-dollar insurance coverage in case they damage the property.
10. There are plenty of options outside the owner priority period. So, skip the popular resorts at the popular times which you are only allowed to do twice.
11. Airbnb charges you 3% to rent. Then they charge the renter approx 27% above what you charge for taxes and their commission.

How does one get Wyndham approval?

 

[RENTER]

How does one get Wyndham approval?

you have to send them a email with the reservation date and location. When you go to post on Airbnb, they will ask you to accept the agreement between them and Wyndham. when you do Airbnb submits the posting for Wyndham's approval and Wyndham has 2 days to approve. If your post meets their criteria, they will approve you. You usually have to have in the posting

1.check out is 10 AM and check in is 4 PM.
2. Must be 21 to check in with a photo ID
3. Must have a credit card for Wyndham to put a hold on
4. The price of parking
5. No daily housekeeping
6. No Pets, No Smoking, No Parties

With that information your posting is good enough to be accepted. I have not been asked to change any of my posting but Wyndham may still decline you. They want you to send them an email with information confirming that you have a reservation. They will give you a email address to send it. This way they can make sure a reservation does exist. Scammers have been claiming they are owners when they are not and did not have a reservation. So when the renter shows up they give the Wyndham staff a hard time because there is no place for them to stay.

This is my 12th month of doing it.

 

[paxsarah]

If your post meets their criteria, they will approve you. You usually have to have in the posting

1.check out is 10 AM and check in is 4 PM.
2. Must be 21 to check in with a photo ID
3. Must have a credit card for Wyndham to put a hold on
4. The price of parking
5. No daily housekeeping
6. No Pets, No Smoking, No Parties

With that information your posting is good enough to be accepted.

Kind of like this, I’d assume:

 

[Xcalibur]

this is helpful. (I've hosted before on airbnb). whom do I contact to via email to gain their permission? Which department am I dealing with?

I called reservations but they funnelled me to Extra Holidays. Clearly, i'm in the wrong queue...

finally, which properties are available to be rented on airbnb? is there a list?

thanks!

 

[RENTER]

this is helpful. (I've hosted before on airbnb). whom do I contact to via email to gain their permission? Which department am I dealing with?

I called reservations but they funnelled me to Extra Holidays. Clearly, i'm in the wrong queue...

finally, which properties are available to be rented on airbnb? is there a list?

thanks!

You have to go on to Airbnb and set up a posting for which Wyndham Resorts that you want to rent thru them at. When you ready with the posting they will tell you to accept the agreement between them and Wyndham. When you do, Wyndham has 2 days to accept. That is when they will tell you if you have to make adjustments to your posting or the email address to send the reservation information to. Now if that particular resort does not have that agreement with Wyndham, you don't have to do it. you can just post and set up your calendar what days you are renting with the price. But just assume that eventually they are going to do it at all the resorts.

 

[Xcalibur]

You have to go on to Airbnb and set up a posting for which Wyndham Resorts that you want to rent thru them at. When you ready with the posting they will tell you to accept the agreement between them and Wyndham. When you do, Wyndham has 2 days to accept. That is when they will tell you if you have to make adjustments to your posting or the email address to send the reservation information to. Now if that particular resort does not have that agreement with Wyndham, you don't have to do it. you can just post and set up your calendar what days you are renting with the price. But just assume that eventually they are going to do it at all the resorts.

is there a wyndham email we can communicate with? I'd love to be pre-emptive and explain to them our situation and our motive. that way, if the iron hand does come down, we can point to our email that explained our situation and how we can to keep things on the up and up.

 

[RENTER]

they will give it to you when you put your posting up on AIrbnb and agree to the agreement. They also will tell you what the minimum you have in your posting. you will not be allowed to rent until you agree to that agreement

 

[bnoble]

There is no chance Wyndham is going to give you anything in writing that will give you carte blanche to rent. They may "approve" each individual one but still decide you are renting commercially. Worse, the fact that AirBnB communicates with Wydham demonstrates each of your rentals through the platform. You pays your money you takes your chances.

This might still be worth taking a chance on, but I'd work to try to give them to family and friends first.

 

[RENTER]

is there a wyndham email we can communicate with? I'd love to be pre-emptive and explain to them our situation and our motive. that way, if the iron hand does come down, we can point to our email that explained our situation and how we can to keep things on the up and up.

airbnb@wyn.com is where we send our reservations for approval

 

[Xcalibur]

is there a list of valid wyndham locations? i'd hate to go thru the hassle of creating a listing only to find out it is not a valid location...

sounds like each listing goes to wyn for approval.

 

[RENTER]

is there a list of valid wyndham locations? i'd hate to go thru the hassle of creating a listing only to find out it is not a valid location...

sounds like each listing goes to wyn for approval.

If Airbnb does not tell you that you have to have approval, then your posting will go thru, Then later on when it does require approval they will give you 30 days to agree to the terms.

Since you are asking questions, just be aware that other owners who hate renting will attack you. These are the same people who pound their chest and brag how they beat Wyndham and saved tons of money buying resale and that anyone who bought from Wyndham or VIP is a fool. I will not criticize them for that because there is nothing wrong with what they did. But nothing wrong with what we did and it drives them crazy especially since out rents paid for VIP. To the point they say that Wyndham is not responsible that their sales agents across the country told thousands of potential buyers that they can rent to cover their costs. Really? Wyndham is not responsible? What city or school do you know that is not held responsible when a teacher or an employee touches or verbally abuses a student? What corporation or business is not held responsible when an employee touches or verbal abuse another employee. Then they will accuse you of being a tax cheat and that you are stealing their vacations even through most of us were booking within 60 days of check in to take advantage of the discounts. I usually grab the one bedrooms they did not want. Now the rules have changed and it will be harder for you then it was for many of us but it can still work. Do not put all your efforts into the popular resorts during the popular times. There are enough events going around that you can work around the owner priority blackout dates. The biggest thing that may stop you is the rules being set by certain cities. Right now, if you are paying attention to the news, renting NYC on Airbnb is practically impossible because of the new rules that went into effect this month. Other cities and states require registration and a license. I have been successful in some instances arguing we should be exempt because those rules are meant for single family homes and apartment buildings. That we are a timeshare in a building zoned for hotel occupancy and already inspected by the town. Other owners are remaining silent because they do not want the harassment from the rent haters. They will PM you to offer you advice. They may also rent from you if they run out of points or are not eligible for the discounts. I do that. I take trips for business and if I run out of points I will rent from another owner.

 

[Xcalibur]

If Airbnb does not tell you that you have to have approval, then your posting will go thru, Then later on when it does require approval they will give you 30 days to agree to the terms.

Since you are asking questions, just be aware that other owners who hate renting will attack you. These are the same people who pound their chest and brag how they beat Wyndham and saved tons of money buying resale and that anyone who bought from Wyndham or VIP is a fool. I will not criticize them for that because there is nothing wrong with what they did. But nothing wrong with what we did and it drives them crazy especially since out rents paid for VIP. To the point they say that Wyndham is not responsible that their sales agents across the country told thousands of potential buyers that they can rent to cover their costs. Really? Wyndham is not responsible? What city or school do you know that is not held responsible when a teacher or an employee touches or verbally abuses a student? What corporation or business is not held responsible when an employee touches or verbal abuse another employee. Then they will accuse you of being a tax cheat and that you are stealing their vacations even through most of us were booking within 60 days of check in to take advantage of the discounts. I usually grab the one bedrooms they did not want. Now the rules have changed and it will be harder for you then it was for many of us but it can still work. Do not put all your efforts into the popular resorts during the popular times. There are enough events going around that you can work around the owner priority blackout dates. The biggest thing that may stop you is the rules being set by certain cities. Right now, if you are paying attention to the news, renting NYC on Airbnb is practically impossible because of the new rules that went into effect this month. Other cities and states require registration and a license. I have been successful in some instances arguing we should be exempt because those rules are meant for single family homes and apartment buildings. That we are a timeshare in a building zoned for hotel occupancy and already inspected by the town. Now in some blue cities and states they are so desperate for money, they want a special tax on timeshare owners. So I wish you the best. Other owners are remaining silent because they do not want the harassment from the rent haters. They will PM you to offer you advice. They may also rent from you if they run out of points or are not eligible for the discounts. I do that. I take trips for business and if I run out of points I will rent from another owner.

yep. i hear you. =) I bought twice from the developer (to get to VIP) and were told half truths at the time. you're right that Wyndham doesn't hold their staff accountable to their words, or try to make right by what was done wrong by their staff.

 

[Family_travel]

If Airbnb does not tell you that you have to have approval, then your posting will go thru, Then later on when it does require approval they will give you 30 days to agree to the terms.

Since you are asking questions, just be aware that other owners who hate renting will attack you. These are the same people who pound their chest and brag how they beat Wyndham and saved tons of money buying resale and that anyone who bought from Wyndham or VIP is a fool. I will not criticize them for that because there is nothing wrong with what they did. But nothing wrong with what we did and it drives them crazy especially since out rents paid for VIP. To the point they say that Wyndham is not responsible that their sales agents across the country told thousands of potential buyers that they can rent to cover their costs. Really? Wyndham is not responsible? What city or school do you know that is not held responsible when a teacher or an employee touches or verbally abuses a student? What corporation or business is not held responsible when an employee touches or verbal abuse another employee. Then they will accuse you of being a tax cheat and that you are stealing their vacations even through most of us were booking within 60 days of check in to take advantage of the discounts. I usually grab the one bedrooms they did not want. Now the rules have changed and it will be harder for you then it was for many of us but it can still work. Do not put all your efforts into the popular resorts during the popular times. There are enough events going around that you can work around the owner priority blackout dates. The biggest thing that may stop you is the rules being set by certain cities. Right now, if you are paying attention to the news, renting NYC on Airbnb is practically impossible because of the new rules that went into effect this month. Other cities and states require registration and a license. I have been successful in some instances arguing we should be exempt because those rules are meant for single family homes and apartment buildings. That we are a timeshare in a building zoned for hotel occupancy and already inspected by the town. Now in some blue cities and states they are so desperate for money, they want a special tax on timeshare owners. So I wish you the best. Other owners are remaining silent because they do not want the harassment from the rent haters. They will PM you to offer you advice. They may also rent from you if they run out of points or are not eligible for the discounts. I do that. I take trips for business and if I run out of points I will rent from another owner.

How does the AirBnB rental compare to Extra Holiday?
Doesn't seem like it's worth the hassle for an occasional rental?

 

[CO skier]

To the point they say that Wyndham is not responsible that their sales agents across the country told thousands of potential buyers that they can rent to cover their costs. Really? Wyndham is not responsible? What city or school do you know that is not held responsible when a teacher or an employee touches or verbally abuses a student? What corporation or business is not held responsible when an employee touches or verbal abuse another employee. Then they will accuse you of being a tax cheat and that you are stealing their vacations even through most of us were booking within 60 days of check in to take advantage of the discounts.

Such drama, hyperbole, and outright non-sequiturs.

Yes, it has been litigated over more than 15 years, and somehow Wyndham is not responsible for what is said in the sales room.

Here is just one example (there are many, many, many more), for any prospective Renter who may want to become educated:

https://www.govinfo.gov/content/pkg/USCOURTS-alnd-7_10-cv-02717/pdf/USCOURTS-alnd-7_10-cv-02717-1.pdf

 

[RENTER]

Such drama, hyperbole, and outright non-sequiturs.

Yes, it has been litigated over more than 15 years, and somehow Wyndham is not responsible for what is said in the sales room.

Here is just one example (there are many, many, many more), for any prospective Renter who may want to become educated:

https://www.govinfo.gov/content/pkg/USCOURTS-alnd-7_10-cv-02717/pdf/USCOURTS-alnd-7_10-cv-02717-1.pdf

and somehow many owners are still renting so maybe Wyndham is accepting the responsibility of what their agents told people

 

[CO skier]

and somehow many owners are still renting

Probably not the Sirmons

... or the Klebba's after resale points were disqualified from VIP discounts.

 

[RENTER]

How does the AirBnB rental compare to Extra Holiday?
Doesn't seem like it's worth the hassle for an occasional rental?

It is simple and easy. They only charge you 3%. You pick the dates you want to rent and how much you want. They hold the money until the guest checks in. Then they deposit in your bank account. You pick the cancellation policy you want. From flexible to strict. They have a million dollar policy to cover any damages to the property. All you have to do is set up the posting which takes about 15 minutes and then go to the calendar and post the prices you want on the days you want to rent.

 

[RENTER]

Probably not the Sirmons

... or the Klebba's after resale points were disqualified from VIP discounts.

sorry the same thing happened to me and I am still renting those resales without the discounts and I am getting the same per 1000 as I do with the discount points. I will wait for your response since you like to get the last word in but not with me.

 

[CO skier]

sorry the same thing happened to me and I am still renting those resales without the discounts and I am getting the same per 1000 as I do with the discount points.

Well, that's good for you.

 

[RENTER]

Well, that's good for you.

and good for the other renters who are doing the same.

 

[scootr5]

To the point they say that Wyndham is not responsible that their sales agents across the country told thousands of potential buyers that they can rent to cover their costs. Really? Wyndham is not responsible? What city or school do you know that is not held responsible when a teacher or an employee touches or verbally abuses a student?

You are really comparing lies told by a salesman to verbal and physical abuse by a person in position of authority?