BNB BASK The BAB Concierge Rent your property with peace of mind in Anglet

• Do you want to rent out your main residence as a short-term rental during your repeated absences and are you looking for a trustworthy person to take care of the rental?

• You are going abroad for a long period and wish to rent out your main residence as a short-term rental so that you can move back in when you return.

• Are you renting to students for 9 months during the school year and would like to rent your accommodation near the beach "on Airbnb" during the summer (July/August + June or September)?

• Are you the owner of a second home that you offer for short-term rental and do you have a valid change of use ?

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

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

The operation is really simple: you receive the rent directly into your bank account for 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 take care of Airbnb Management and Concierge.

BNB BASK takes care of everything!

AIRBNB MANAGEMENT

• Support for administrative procedures (registration number, change of use, etc.)
• Information on taxation for Non-Professional Furnished Rental (LMNP)
• Home visit and rental diagnosis
• Design and decoration advice
• Professional photo shoot
• Writing and publishing advertisements
• Dynamic price management
• Monitoring and synchronization of schedules
• Response to travelers' requests
• Communication with tenants
• Booking tracking

THE CONCIERGE SERVICE

• Preparing the accommodation
• Welcoming travelers 7 days a week
• Presentation of the accommodation instructions
• Tourist advice
• Presentation of partnerships Activities
• Linen management
• Traveler assistance during stay
• Departure of travelers: accommodation check, comments, loyalty
• Household management
• Stewardship & Small Works

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 .

As you will have understood: we take care of all the management and logistics of the rentals so that the operation is smooth !

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 from you again directly (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 the check-in, we sit down with your tenants to find out what they expect in terms of visits, activities, etc. and establish a warm relationship.
We can thus present the region to them, share with them our good tips and tell them about 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 at 06 52 79 01 32
- by email to bnb.bask@gmail.com

FREQUENTLY ASKED QUESTIONS

# Why does BNB BASK only operate in BAB municipalities?

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

Let's just say that you can't really be good at everything :-)

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

Efficient service and quality delivery mean not being geographically dispersed given the traffic difficulties in the region, particularly in the summer season.

In addition, this specialization in a restricted geographical sector allows us to have a good understanding of 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 accept to manage at BNB BASK?

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

We won't be telling you anything new by saying that the location of the accommodation plays a major role in real estate.

Competition for rental investments on the BAB requires offering well-maintained, suitably equipped and carefully decorated accommodation to attract travelers looking for a certain standard and local charm. Thus, we always work to optimize the rental attractiveness of your property.

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

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

In terms of property types, T3 accommodation seems to be the most profitable if you want to rent for a short period. In fact, it corresponds to the standard Western family (1 couple + 2 children) and offers flexibility with a compromise between comfort and capacity.

Concerning small areas , we are faced with very strong competition in the municipalities of Biarritz, Anglet and Bayonne linked to an overly large supply of this type of property on the BAB. It is therefore difficult to differentiate ourselves and the very competitive prices make profitability complicated for an Owner + Concierge collaboration.

This is why the BNB BASK concierge service prefers not to manage studios or one- room apartments on Airbnb.

And, concerning T2 accommodation with parking and exterior, a privileged location (sea or golf view, beach on foot, etc.) and luxury services (ground floor garden, jacuzzi or swimming pool, etc.) will make all the difference.

Rental attractiveness must be honestly studied to validate that the accommodation is sufficiently different to stand out from the crowd and justify rental prices at the top of the range.

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

This is indeed a voluntary bias which certainly goes against the general trend but which also represents a strong positioning which differentiates us 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 discover. The 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 condominium if applicable) in order to avoid any nuisance. This physical welcome at the entrance and exit allows to establish a relationship with the tenants and to clearly set the rules of the game. The welcome is also accompanied by tourist advice... mutual respect can be established.

# Since the lockdowns and the covid19 pandemic, behaviors have changed a lot and we have noted many incivilities and excesses in short-term rentals (noise, parties, prostitution, etc.).

What have you put in place to secure the management of your rentals?

It is true that since Covid19 we have noticed changes in habits. It is now important to limit the rental conditions and clearly define the rules of the game with tenants to prevent problems and damage to the neighborhood.

This clearly involves precise communication from the moment the reservation is made, but also and above all by a personal welcome on arrival and then a physical check on departure. From experience, we have noted that independent entry/exit via key box opens the door to a chronic lack of respect for the accommodation and other abuses that often harm the neighborhood.

In parallel with this proactive communication, we have set up 2 online registration procedures to secure the rental, for all reservations whether direct or via platforms (Airbnb, Booking, etc.):

• Online signature of a reservation form : rental contract, collection of the tenant's exact contact details and scan of the identity card.
• Taking a security deposit by credit card imprint to make tenants responsible.

This process is smooth and quick for the tenant since it is done directly from their mobile phone. However, it marks a commitment from the tenant and clearly sets the framework for the rental.

# Speaking of Covid, what health measures have you taken in the accommodations you manage?

We have set up a disinfection protocol with our cleaning teams following inter-rental cleaning of accommodation with the treatment of surfaces with virucidal cleaning products.

In addition, we recommend that our owners put in place recyclable disposable protectors on mattresses and pillows which are changed with each rotation for optimal hygiene in terms of bedding.

Likewise, it is important to leave virucidal disinfectant cleaning products (such as Sanytol) available to tenants in each accommodation for cleaning during their stay.

And today, even though the pandemic is under control, we continue with these practices that have now become part of our habits.

Please note that we can also occasionally carry out ozone disinfectant treatment in our accommodation using our portable ozone generator which can eliminate viruses, bacteria, mites, mold, etc. in the accommodation.

# Now, what is the framework of the new regulations by the Agglomeration Community?

The Basque Country Urban Community has voted for new regulations significantly 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 out your second home for short-term rental is conditional on a change in the use of your accommodation from year-round residence to short-term furnished rental.

Since March 1, 2023 , the authorization to change the use of residential premises into furnished tourist accommodation is subject to the principle of compensation . This is a counterpart required by the agglomeration to be able to rent out your second home as a Short-Term Rental (LCD).

Compensation consists of transforming premises not used for housing (office, shop, etc.) into accommodation to be rented out on a year-round basis. In order to be able to rent out their second home for short periods, the owner will therefore have to create new accommodation by transforming premises such as shops, offices, etc. into housing. These premises must be at least as large as those used for seasonal rental and be located in the same municipality.

This new regulation applies to private owners of second homes as well as legal entities (companies, civil property companies, 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 (minimum 9 months) and furnished tourist rental (3 months). This authorization is issued for 1 year (renewable) upon 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, limited to one accommodation per owner.

PLEASE NOTE:

• Main residences rentals for a cumulative period of less than 120 days are not subject to the request for change of use.
• Changes of use already issued (3-year temporary permits) remain valid until their validity date expires. After this date, the owner, if he intends to continue his furnished tourist accommodation rental business, must comply with the new regulations by submitting a new application for a change of use permit WITH compensation.

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

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

• No management of unpaid rent since the tenant pays his rent in advance.
• The ability to easily recover your accommodation if you need to live there again.
• The possibility of quickly getting rid of unscrupulous tenants , unlike long-term rentals.
• Higher profitability than long-term rental (rent control).
• Less risk of damage with short stays.
• A free security deposit amount.
• Regular maintenance with a cleaner during each rotation of tenants
• Regular monitoring of the accommodation for better sustainability of your property.

AND know that we rent all year round on the BAB as long as we agree to adapt the prices and the duration of the stays offered to demand and to the season.

This dynamic management as well as price optimization are also part of our prerogatives.

# Will we be able to continue to use our second home for our personal stays?

Don’t worry… delegating the management of your residence to BNB BASK does not mean 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 of personal occupation.

# Besides managing Airbnb rentals, do you offer other services?

We offer caretaking and management services for secondary residences that are closed for part of the year or for main residences when the owner goes abroad for a long period.

We inspect the house at regular intervals (from 1 to 4 visits per month depending on the subscription) to air the accommodation, monitor humidity problems and inspect for potential intrusions...

This allows the accommodation to be regularly aired and thus avoid any problems with humidity or mold. In the region, as you know, humidity is a recurring problem. With our regular visits, you will no longer have a musty smell when you return.

In addition, if your house is occupied, the shutters are regularly opened and the exteriors are maintained, you secure your home during your absence and thus limit the risks of burglaries or squatting.

We can also coordinate and monitor the work of external service providers (gardener, pool builder, craftsmen, etc.) with a sort of stewardship role for your property. It all depends on the requests.

To give you an example, we are working with a new owner in the region who has started work projects on his villa. He will not move in until the work is finished and currently lives far from the Basque Country.

He was therefore looking for a trustworthy man to open the accommodation to craftsmen and various service providers, to keep an eye on the progress of the various interventions and to be able to provide him with a report. Our collaboration allows him to have someone on site to help him in the remote management of these various projects.

Another request last year: a mother who had to look for a student apartment for her daughter remotely asked us to visit apartments offered to her by a real estate agency. She lived far away and could not travel. So we visited several apartments on her behalf and sent her photo and video reports with our opinion on the equipment, location, public transport, etc. She was thus able to choose student accommodation for her daughter with complete peace of mind.