BNB BASK The BAB Concierge

Ø You are renting a student for 9 months during the school year and want to rent your accommodation near the beach "in Airbnb" during the summer (July/August + June or September)?

BNB BASK offers owners of apartments or villas exclusively on the BAB (Biarritz Anglet Bayonne) to take care of the hassles of short-term rental through a complete delegation of the management and logistics of their rental.

In summary, a service from A to Z for a rental of your property with peace of mind.

The operation is really simple: you receive the rent directly on your bank account with each reservation and you simply receive at the end of the month, depending on the reservations made, an invoice for the BNB BASK services.

You don't have to worry about anything since we are involved in Airbnb Management and Concierge Services.

BNB BASK takes care of everything!

If you wish, we can also give you sound advice on the equipment and decoration of your property in order to optimize its rental attractiveness.

You will have understood: we take care of all the management and logistics so that the rental is simple and fluid!

Our leitmotif is to bring a real human dimension to the reception of your tenants because respect for your travelers calls for their respect for your accommodation!!!

And let's not forget that a tenant who has had a good holiday in your rental on the Basque Coast will preferably rent directly from you again (loyalty) and will talk about your rental (word-of-mouth).

This is why we invest time in a personalized welcome for tenants and tourist advice.
During check-in, we meet with your tenants to find out their expectations in terms of visits, activities... and establish a warm relationship.
We can thus present the region to them, share with them our good plans and inform them of our local partnerships (sports activities, well-being, etc.). This is how they will associate your rental with an unforgettable experience of the Basque Country!!!

The idea is to offer a stay package to your tenants including your accommodation but also an authentic experience of our beautiful region ;-)

Of course, each case of collaboration is unique so let's discuss it together...

Do not hesitate to contact BNB BASK, the BAB concierge:
Eric DI MAGGIO
- by phone on 06 52 79 01 32
- by email to bnb.bask@gmail.com

FREQUENTLY ASKED QUESTIONS

# Why does BNB BASK only intervene in BAB municipalities?

Indeed, the BNB BASK concierge service only operates in the municipalities of Biarritz, Anglet and Bayonne.

Let's say that you can't really be good everywhere :-)

Indeed, our concierge business requires Availability, Responsiveness and Mobility… and this, 7 days a week and whatever the season.

An efficient service and a quality service imply not to disperse geographically given the traffic difficulties in the region, particularly in the summer season.

In addition, this specialization in a restricted geographical area allows us to be familiar with the specificities of the rental market in the BAB sector and thus to provide you with informed advice.

# How would you define the Airbnb rental market on the BAB?
And what types of accommodation do you agree to manage at BNB BASK?

It is important to be aware that the competition on the BAB is very tough, which implies that the attractiveness of the property is essential to stand out from the crowd in a plethora of short-term rental properties.

We will teach you nothing by specifying that the location of the property plays a major role in real estate.

The competition for rental investments on the BAB makes it necessary to offer well-maintained, suitably equipped and carefully decorated accommodation to attract travelers looking for a certain standing and local charm.
Thus, we are always working to optimize the rental attractiveness of your property.

With regard to short-term rentals, we note 2 essential criteria that stand out in the region to ensure the success of an Airbnb rental: the presence of parking and that of an outdoor space, whether it is a garden, a patio, terrace or balcony.

And from now on, current events oblige, the existence of an office space with a good wifi in the accommodation is a real PLUS to meet the demand of professionals, nomadic workers or people working from home.

In terms of property typology, three bedroom apartments seem to be the most profitable if you want to rent for short periods throughout the year. They correspond to the standard family (1 couple + 2 children) and offer flexibility with a compromise between comfort and capacity.

Regarding small surfaces, we are faced with strong competition in the municipalities of Biarritz, Anglet and Bayonne linked to a very (too) large offer of this type of property on the BAB.
It is therefore difficult to differentiate yourself and the very competitive prices make profitability complicated in the off-season if you want to rent for a short period all year round...
Of course, a privileged location (sea view, beach on foot, golf on foot, etc.) or differentiating services (jacuzzi, swimming pool, garden, etc.) change the situation.

This is why the BNB BASK concierge prefers not to manage Airbnb studios or T2 without parking and/or without exterior.

And concerning the T2 with parking and exterior, the location and the services will make all the difference.

#   At the time of autonomous arrivals/departures with key boxes or connected locks, why do you continue to provide physical reception for entries and exits?

It is indeed a voluntary bias which certainly goes against the general trend but which also represents a strong positioning which differentiates me from other concierge services.

In my opinion, since we are in the tourism sector, we must not forget the human dimension: we do not only rent accommodation but also offer a destination to be discovered. Reception and tourist advice are therefore of a certain importance to ensure a great experience for our travelers.

On the other hand, in order to offer responsible tourism, it is essential to welcome tenants and inform them of the rules of the house (and of the co-ownership if applicable) in order to avoid any nuisance. This physical reception at the entrance and at the exit makes it possible to establish a relationship with the tenants and to clearly set the rules of the game. The reception also being accompanied by tourist advice ... mutual respect can be established.

#   When has it been since the vote of the new regulations by the Agglomeration Community?

The Basque Country Agglomeration Community has voted new regulations strongly tightening the conditions for short-term rentals for second homes in the 24 municipalities of the Basque Coast urban area, including Biarritz, Anglet and Bayonne.

The authorization to rent a second home as a short-term rental is conditional on a change of use of your accommodation from year-round housing to short-term furnished rental.

Until March 1, 2023, all you have to do is make a simple request for a change of use to the town hall of the municipality concerned and the change of use is granted for a period of 3 years.

From March 1, 2023, the authorization to change the use of a residential premises into furnished tourist accommodation will be subject to the principle of compensation. This is a consideration required to be able to rent a second home in Short Term Rental (LCD).

The compensation consists in transforming a room not devoted to housing (office, shop, etc.) into accommodation to be rented out on a yearly basis. To be able to rent his secondary residence for a short period, the owner will therefore have to create a new dwelling by transforming a premises such as shops, offices, etc. into a dwelling. This room must have a surface area at least equivalent to that being the subject of a seasonal rental and be located in the same municipality.

This new regulation is aimed at private owners of second homes as well as legal entities (companies, SCIs, etc.).

However, there are 2 exceptions allowing the obtaining of a temporary authorization without compensation for private owners:

- So- called "mixed" student/LCD rentals: student rental (9 months minimum) and rental of furnished tourist accommodation (3 months). This authorization is issued for 1 year (renewable) against presentation of a student lease.

- Furnished tourist accommodation associated with the main residence (annex or independent apartment attached to your main residence). This authorization is issued for a period of 2 years within the limit of one dwelling per owner.

NOTA BENE :

- Main residences rented for a cumulative period of less than 120 days are not subject to the request for a change of use.

- Changes of use already issued (temporary authorizations for 3 years) remain valid until the expiry of their validity date. At the end of this date, the owner, if he intends to continue his activity of renting furnished tourist accommodation, must comply with the new regulations by filing a new request for authorization to change use WITH compensation.

# Why rent for a short period (Airbnb type) rather than for the year?

The advantages of short and medium term rental (up to 3 months) are numerous:

• You will not have any outstanding payments since the tenant pays his rent in advance
• Much higher profitability with higher rents
• A free deposit amount
• Less risk of damage with short stays
• Regular maintenance with a household during each rotation of tenants
• A regular check of the accommodation for a better durability of your property.

AND be aware that we rent throughout the year on the BAB as long as we agree to adapt the rates and the duration of the stays offered on demand and according to the season.
This dynamic management as well as price optimization are part of our prerogatives.

# Can we continue to use our second home for our personal stays?

Don't worry… delegating the management of your residence to BNB BASK in no way means giving up your personal stays!!!

You will have full freedom to choose and block weeks in the year for your personal use.

We will just ask you to let us know well in advance so that no reservations are made during these periods.