A property for ten, fourteen or more people attracts its own audience. Families celebrating a birthday together. Groups of friends who want a weekend away. Colleagues on a team-building trip. In Belgium there are fewer properties available for such groups than for couples or small families. That makes large properties interesting for owners.
Still, a large group is not simply an ordinary booking on a bigger scale. More people come, with more luggage, more cars and sometimes more noise. If you host groups well, you have satisfied guests and a property that stays in good condition. If you underestimate it, you get complaints from neighbours and unexpected damage. In this article you will read what to look out for.
Why groups are interesting
The biggest advantage is the revenue per stay. A group shares the costs across many people and is often willing to pay a higher total price. For the owner, that means more revenue per booking.
A second advantage is the number of changeovers. Groups often book a full weekend or a whole week. Fewer changeovers means fewer cleans, less linen and less planning. The administration per stay also stays limited.
Groups also tend to book early. A family celebration or a weekend with friends is planned months in advance. That gives you more certainty about your calendar.
The disadvantages, honestly assessed
Against those advantages stand real risks. More people in a property means more wear and tear. Floors, furniture, bathrooms and kitchen appliances have a harder time. A glass or plate more or less is no problem, but a damaged table or a blocked drain is.
Noise is a second point of attention. A group that eats and talks together in the evening naturally makes more noise than a family. In a quiet street or an apartment building, that can quickly lead to complaints. Parties go a step further. In most properties you want to rule those out explicitly.
Parking is often underestimated. Ten guests rarely arrive in one car. If there is not enough space, cars end up in front of the neighbours' doors. State clearly how many parking spaces there are and where guests can park beyond that.
Fire safety with a larger capacity
The more people stay, the more important fire safety becomes. In Flanders, every tourist accommodation needs a fire safety certificate through the municipality. There are two types of certificate, A and B, and the capacity of your property plays a role in this. If you want to increase your capacity, it is wise to check first with the municipality what that means for the certificate.
Check your insurance too. A standard home insurance policy often does not cover tourist rental, and certainly not for large groups. Ask your insurer explicitly whether the cover matches the number of guests you host. Liability insurance towards guests is compulsory in Flanders.
Also think about the practical side. Fit smoke detectors in every bedroom and hallway, a fire blanket in the kitchen and clear escape routes. Explain in the property where the emergency exits are.
House rules and deposit
Clear rules prevent most problems. Put them in your listing and repeat them when you confirm the booking. That way the group knows in advance where it stands.
Good house rules for groups cover:
- the maximum number of people, during the day too
- no parties or events without explicit permission
- quiet hours, for example from a certain time in the evening
- smoking, pets and use of the garden
- sorting rubbish and putting it out
- parking
A deposit gives extra security. How you ask for it depends on the platform. Some platforms allow a deposit, others have their own arrangement for damage. Read the terms of every platform you advertise on and adapt your approach accordingly. Whatever you choose, state it clearly before the booking.
Screening guests before you confirm
With a large group, it pays to know a little more before you confirm. Ask a few simple questions through the platform. What is the occasion for the stay? Who is coming? Is anything being celebrated?
The answers say a lot. A family celebrating a grandparent's birthday is a different story from a group planning a stag or hen party. Also look at the booker's previous reviews. A guest with good reviews from other hosts is usually a safe choice.
If you are in doubt, ask for more explanation. An honest group has no problem with that. If the booking does not suit your property or your neighbourhood, you can decline it in line with the platform's rules.
Furnishing the property for everyone
A group wants to be together. That calls for furnishing designed with that in mind. The most important thing is a table where everyone can eat at the same time. Two separate tables work, but one long table feels better.
Count everything for the maximum number of guests, and preferably provide a few extra:
- chairs at the table and seating in the living room
- plates, cutlery, glasses and cups
- large pans and oven dishes for cooking for a group
- a large fridge or an extra fridge
- enough towels and an extra set of linen
Think about practical matters as well. Several bathrooms or an extra toilet make a big difference. A dishwasher is not a luxury but a necessity. Provide enough sockets and wifi that can handle many devices at once.
More time for cleaning
After a large group, cleaning takes longer. There is more linen, more washing-up, more rubbish and often more dirt in the kitchen and bathrooms. So plan more time between two bookings. One group leaving and another arriving the same day is a risk if your cleaning team is not big enough.
Work with a fixed checklist so that nothing is forgotten. Have photos taken of the main rooms after every clean. That way you can see straight away whether everything is in order, and you have evidence if damage needs to be reported.
Keep reserves as well. Extra glasses, plates and towels in a locked cupboard help when something breaks or goes missing.
Hosting groups well
Large groups can be a fine source of revenue, provided you are well prepared. Clear rules, a well-furnished property, the right insurance and enough cleaning time make the difference.
YourDomi works with its own cleaning team using a fixed checklist and photo checks, and with regular tradespeople for maintenance. Guests get answers 7 days a week in their own language. If you would like to know whether your property is suitable for groups, request a personal proposal.
