Beta: Setting length of stay pricing rule sets

Promotions

Length of stay promotions for Airbnb, as well as weekly and monthly discounts at the listing level, don't work for listings with active length of stay rule sets.

Reservations longer than 30 nights

Because of channel limitations, the price of a stay longer than 30 nights may not match your calendar exactly. Here's why:

• Stays of 30 nights or fewer: Guesty sends Airbnb a price for every stay length, so the price is accurate and Airbnb doesn't need to calculate it.
• Stays longer than 30 nights: Guesty sends prices at intervals, where x is the daily minimum nights:
  • Every night from x to x+20
  • Then every 5 nights for the following 30 nights
  • Then every 30 nights up to about a year
  • Then every 90 nights up to the listing's maximum nights

Availability

Closed to departure (CTD) restrictions on the calendar aren't applied to reservations longer than 30 nights. For example, if you use rate strategy day-of-week rules to set a CTD restriction on specific days of the week, it won't apply to these reservations.

Booking.com only allows stays of up to 90 nights.

• Expedia only allows stays of up to 28 nights.
• On the Expedia extranet, length of stay rate combinations that aren't available (because of availability or restrictions) show very high rates. This prevents bookings for those combinations.

• Vrbo only allows stays of up to 180 nights.
• Weekly and monthly discounts: These aren't supported for any listing that has length of stay rules for Vrbo.
• Taxes: Define percentage taxes for Vrbo as "per stay," not with any other quantifier. Because the tax is a percentage, this doesn't change the tax amount.
• Promotions: For percent-per-night discounts, the nightly rate is the stay rate divided by the number of nights.

First, choose the channels the rule set applies to. Some channels limit how length of stay pricing works, so review the channel notes and limitations first.

Step by step:

1. Check the box for each channel you want the rule set to apply to. You can skip this step and add channels later.
2. At the bottom of the page, click Next.

Next, name the rule set, choose how it works with your minimum nights, and decide when the rules apply.

Step by step:

1. Enter a name for the rule set (up to 24 characters). Guests and channels don't see it.
2. Under "Minimum nights preferences," choose whether to check the Override properties minimum nights rules box:
   • Not selected: The minimum nights from the listing's calendar or rate plan still apply. Rules for shorter stays are ignored. For example, if a day's minimum is 4 nights, rules for 1–3 nights don't apply to that listing on that day.
   • Selected: If a rule is for fewer nights than the listing's minimum, the rule overrides the minimum nights for that day.
3. Under "Duration," select Always to apply the rules all year, or Date range to set different rules for different dates. The reservation's check-in date decides which rules apply. The whole stay doesn't need to fall within the date range.
4. If you selected Date range:
   • To repeat the dates every year, check the Annual rule box. Dates then appear without a year.
   • Enter the date range name, start date, and end date.
   • To add more date ranges, click Add date range. Each date can belong to only one date range. With Annual rule selected, this applies across years. For example, January 1, 2025 and January 1, 2026 can't be in different date ranges.
5. At the bottom of the page, click Next.

Set a price adjustment for each range of nights. You'll see a separate rule list for each date range you created. If you selected Always, there's only one list.

Step by step:

1. Under the relevant date range, click Add rule.
2. Under "From (nights)" and "Up to (nights)," enter the range of nights. “Up to” fills in with the same number as “From”.
   •  To set a rule for a single stay length, leave both numbers the same. 
   • Within a date range, each number of nights can belong to only one rule.
3. Under “Adjustment”, click Select adjustment and choose either Increase or Decrease.
4. Under “Price impact”, enter the adjustment as a percentage. Fixed amounts aren't supported.
5. Repeat steps 1–4 for each rule you want to add.
6. (Optional) To use the same night ranges with different adjustments on other dates, go to an empty date range, click Duplicate rules from, and select a date range that already has rules. The night ranges are copied, but the adjustments aren't, so enter a price impact for each rule.
7. At the bottom of the page, click Next.

You can go back to Step 2 at any time. The rule lists in Step 3 update to match your changes.

Last, choose which properties the rule set applies to. Before you select them, keep in mind:

• Each property can belong to only one rule set. If you assign a property to a different rule set, it's removed from the first one.
• If a new property matches the assignment rules of two rule sets, the most recently created assignment rule wins.
• Rule sets are assigned to multi-unit or single-unit properties, not to sub-units.

Step by step:

1. Click Select properties. 
2. In the side panel, select specific properties, all properties, or assign by rule. Learn more about these options in Selecting listings for features using dynamic assignment. At the bottom-right, click Save assignment.
3. Click Create. 

The rule set is active as soon as it's created.