Airbnb’s May 2025 Policy Shake-Up: What Hosts Need to Know About Fees, Links, and Tools
Kate Stoermer 
Airbnb’s new May 2025 policy bans off-platform fees, links, and guest data collection. Here’s what hosts need to know—and how to stay compliant
Key Takeaways:
Airbnb now requires all mandatory fees (cleaning, pet, resort, etc.) to be listed in its pricing fields and clearly disclosed.
No more collecting payments or deposits off-platform—even via Stripe, PayPal, or Venmo
Hosts can’t require guests to use third-party apps or collect contact info for marketing.
Digital guidebooks must be login-free and cannot contain direct booking links.
Suspensions will be happening for violations, so act fast to review your tools.
My compliant approach includes TouchStay (Airbnb-safe version), no security deposit, and Waivo damage protection — here’s why I use it
Affiliate Disclosure:
Some of the links in this post are affiliate links, which means if you choose to make a purchase using my link, I may earn a commission at no additional cost to you. I only recommend tools and services I personally use and believe bring value to short-term rental hosts.
A Big Change with Bigger Backlash
Airbnb rolled out a new Off-Platform and Fee Transparency Policy going into effect May 10, 2025, and it’s causing quite a stir in the hosting community. While Airbnb frames it as a move toward better guest trust and compliance with FTC junk-fee rules, hosts are raising serious concerns—and in some cases, walking away from the platform altogether.
If you’re a short-term rental owner, manager, or operator, this blog will help you understand what the policy means, how to stay compliant, and why the backlash could reshape the hosting landscape.
What Airbnb’s New Policy Actually Says
Airbnb’s May 2025 update includes several sweeping changes:
Fee Transparency: All mandatory fees must be included in Airbnb’s pricing tools. If no fee field exists, they must be rolled into the nightly rate.
No Off-Platform Payments: You can no longer collect deposits or required charges via Stripe, Venmo, or other third-party payment tools.
No Required Apps or Tools: Guests must be able to access your listing and property without needing to create an account or use third-party software.
No External Links: You may not direct guests to complete bookings, fill out forms, or leave reviews outside Airbnb.
No Contact Info Collection: You may not request guest emails or phone numbers for marketing or rebooking purposes.
The Growing Host Backlash – What’s Fueling the Frustration?
Host Suspensions
Hosts have reported being suspended or permanently banned for small, sometimes unintentional, violations - and even mistakes. Even Superhosts with stellar histories are finding their listings removed overnight.
Forced Operational Changes
Professional managers and multi-property operators are disproportionately impacted. Many rely on channel managers, PMS systems, and digital guidebooks that now need to be reconfigured or disabled entirely.
Legal Concerns
Some argue Airbnb may be opening itself to claims of tortious interference and violating consumer protection laws. There are early rumblings of class action lawsuits.(!!)
Competitive Fallout
Many hosts are now prioritizing their direct booking strategies or shifting inventory to Vrbo and Booking.com. Will it REALLY be that many Hosts? Who knows?! If most, like me, aren't going off platform that much its unlikely. But a company like Sonder - last I booked an Airbnb through them, you HAD to download their app and upload your license (what a PIA, by the way!) But they have ALOT of units.
What You Can’t Do Anymore (Even If It Was Working)
While this didn’t actually impact me more than some tweaks to my digital guest guide, it definitely is impacting others far more. So to be clear, here’s what this all means:
No more security deposits: You cannot charge a refundable damage deposit outside Airbnb.
No external apps: You can’t require guests to sign in or download an app to access your guidebook or smart lock
No direct-booking promotions: You can’t include your direct booking link in messages or materials (and count on AI being use to crawl all your messages and info provided to guests!)
No collecting email for promotions: You cannot require guests provide their email to build a newsletter list
Reviews on platform only: You cannot prompt guests to leave a Google or Yelp review.
For some, these are practices that are foundational - and come May, they now violate Airbnb policy.
What I’m Doing to Stay Compliant
I’ve adjusted my operations to stay aligned with Airbnb’s new requirements without sacrificing guest experience:
Digital Guidebook: I use TouchStay and created a separate "Airbnb-safe" version without my direct-booking link. It doesn’t require a guest log-in anyway.
Fee Structure: All my required charges—rental fee, cleaning fee, pet fee (per stay), and damage protection—are transparently included.
Damage Protection: I don’t use a security deposit. I use Waivo, a third-party damage protection option that is fully Airbnb-compliant. Here’s why I recommend it.
Rental Agreement: I use one via my PMS, which is supposed to continue to be allowed provided it does not oppose Airbnb’s policies (which I will need to double check!)
Your 7-Step Action Plan to Stay Compliant
Audit your listings: Make sure all fees are in Airbnb’s official fields or folded into your nightly rate.Disclose all in your listing narrative.
Remove all off-platform payment systems. No Venmo, Stripe, Paypal anywhere!
Review third-party tools: Can guests access your smart lock or guidebook without logging in or downloading?
Eliminate off-platform links: Update any automations or messages unless they are complaint
Stop collecting guest data unless legally required and disclosed.
Use compliant tools like Waivo instead of security deposits.
Monitor policy updates: Airbnb may revise enforcement tactics, but for now, stick to the rules.
What About Upsells, Concierge Services, or Add-Ons?
I’ve seen a lot about this one, and for some I get its a huge change;
Airbnb’s rules prohibit mandatory off-platform payments. But optional, voluntary upsells are still allowed if:
They are not required to complete or enjoy the stay.
They are discussed after the booking is confirmed.
Payment is made via the Airbnb Resolution Center (not off platform)
So yes, you can still offer wine packages, mid-stay cleaning, or early check-in—just don’t make them required and don’t collect payment via Venmo, PayPal, or cash.
For now, many hosts are treating these services cautiously and communicating clearly that they are optional.
FAQ: Quick Answers to Common Questions
Can I still use a digital guidebook?
Yes, but it must not require login or include your direct booking link.
Can I charge pet or resort fees off-platform?
No. All required fees must go through Airbnb at the time of booking.
Will upsells charged via Airbnb Resolution be included in the “Host Fee”?
Yes, you will be charged the Host Fee against fees collected via the Resolution Center
Is Waivo damage protection allowed?
Yes! Waivo charges the guest via Airbnb and covers you without needing a security deposit.
Can I collect emails for future promotions?
No. Contact data collection is prohibited unless required by law and disclosed in your listing.
Can I upsell services like flowers or wine?
Yes—as long as they’re optional, arranged after the booking is confirmed, and not paid off-platform.
Final Thought
This policy shift is definitely concerning; but as the landscape changes - we adapt. My plan is to do whatever is needed to stay transparent, stay compliant, and keep the guest experience at the center.
I’m guessing there may be some shifts to this policy before its all said and done, but its not going away I don’t believe!
And if you have been collecting a security deposit - make sure you do check out Waivo! I’ve been a happy customer for a couple of years. Learn why HERE >>
****
If you'd like to receive updates from The CEO Host, join our email list. No spam, just the occasional update to help your Short-term Rental business! Sign Up HERE
Find Me on FACEBOOK or Instagram or LinkedIn as @theceohost
*****
Hey Boss! I'm Kate, owner/founder of The CEO Host. If you are interested in taking a leap into short-term rentals - or have some questions about your existing business, my goal - passion, and career, is to help YOU succeed. I've coached hundreds of folks getting started or looking to optimize, analyzed more deals (and duds) than I could count, completed thousands of hours of education and training, attended conferences... So don't be shy. A good CEO knows to bring in expert help - and that's what I'm here for! Lets HOP ON A CALL and chat!
🔗 Citations & Sources
-
Airbnb Help Center – Off-Platform and Fee Transparency Policy
https://www.airbnb.com/help/article/2799 -
Rental Scale-Up – Airbnb’s New Off-Platform Policy (May 2025)
https://www.rentalscaleup.com/airbnb-new-off-platform-policy-may-2025 -
Rabbu – Airbnb Fee Transparency Rules: What Hosts Need in 2025
https://rabbu.com/blog/airbnb-fee-transparency-policy-2025-guide -
Hosthub – Big Airbnb Policy Changes Coming May 10, 2025
https://www.hosthub.com/blog/big-airbnb-policy-changes -
ChargeAutomation – Airbnb Off-Platform Policy Update: What Hosts Need to Know (April 2025)
https://chargeautomation.com/airbnb-off-platform-policy-update-what-hosts-need-to-know-april-2025
Categories: : Self Managing & Operations