BNB BASK The BAB Concierge Conciergeries / Rental Management in Biarritz

• Do you want to rent 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?

• Do you own a second home that you offer for short-term rental and you have a valid change of use ?

• Are you renting a student for 9 months during the school year and would like to rent your accommodation near the beach “via 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 rentals through 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 BNB BASK services .

You don't have to take care of anything since we work on Airbnb Management and Concierge .

BNB BASK takes care of everything!

AIRBNB MANAGEMENT

• Support for administrative procedures (registration number, change of use, POi certificate, etc.)
• Information on the taxation of the Non-Professional Furnished Rental Company (LMNP)
• Visit to the accommodation and Rental Diagnostic
• Planning and decoration advice
• Professional photo shoot
• Writing and publishing advertisements
• Dynamic pricing management
• Monitoring and synchronization of schedules
• Response to traveler requests
• Communication with tenants
• Reservation tracking

CONCIERGE

• Housing preparation
• Welcoming travelers 7 days a week
• Presentation of accommodation instructions
• Tourist tips
• Presentation of partnerships Activities
• Laundry management
• Traveler assistance during stay
• Departure of travelers: accommodation control, comments, loyalty
• Household management
• Stewardship & Small jobs

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 smooth !

Our leitmotif is to bring a real human dimension to welcoming your tenants because respect for your travelers requires their respect for your accommodation!!!

And let's not forget that a tenant who has had a good vacation 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 check-in, we speak with your tenants to find out their expectations 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 particular so let's discuss it together ...

Do not hesitate to contact BNB BASK, the BAB concierge service:
Eric DI MAGGIO
- by telephone 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?

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

Efficient service and quality delivery imply 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 agree 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 will not teach you anything by specifying that the location of the property plays a preponderant role in real estate.

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

Regarding 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 a garden, a patio, terrace or balcony.

And from now on, current events require, the existence of an office space with 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 types, T3 accommodation seems to be the most profitable if you want to rent short term throughout the year . They correspond in fact to the standard family (1 couple + 2 children) and offer flexibility with a compromise between comfort and reception capacity.

Concerning small areas , we are faced with a lot of competition in the municipalities of Biarritz, Anglet and Bayonne linked to a very (too) large supply 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 short term 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 service prefers not to take Airbnb management of studios or T2s without parking and/or without exterior .

And regarding T2s with parking and exterior, the location and 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?

This is in fact 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 not only rent accommodation but also offer a destination to discover. 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 welcome at the entrance and exit makes it possible 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 confinements and the covid19 pandemic, behaviors have changed significantly and we have noted numerous incivilities and abuses 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 outline the rental conditions and clearly define the rules of the game with tenants to prevent problems.

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

In parallel with this pro-active communication, we have implemented 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 scanning of the identity card .
• Taking a deposit by imprint of a bank card to make tenants responsible.

This process is smooth and quick for the tenant as it is done directly from their mobile phone.

However, it marks a commitment from the tenant and clearly sets the framework for the rental.

# And what about Covid19 health measures?

We have implemented with our household teams a disinfection protocol following inter-rental household cleanings with the treatment of flat and contact surfaces with virucidal cleaning products.

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

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

And if necessary, we can also carry out disinfectant treatment with ozone using our portable ozone generator which eliminates viruses, bacteria, mites, mold, etc. in the home.

# From now on, what is the framework of the new regulations by the Urban 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 conurbation including Biarritz, Anglet and Bayonne.

Authorization to rent your secondary residence as a 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 to furnished tourist accommodation is subject to the principle of compensation . This is a consideration required by the urban area to be able to rent your second home under Short-Term Rental (LCD).

The compensation consists of transforming premises not intended for housing (office, business, etc.) into accommodation to be rented for the year. To be able to rent their second home for a short period of time, the owner will therefore have to create new accommodation by transforming a premises such as shops, offices, etc. into a home. This premises must have a surface area at least equivalent to that used for 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, SCI, etc.) .

However, there are 2 exceptions allowing temporary authorization to be obtained without compensation for private owners:

• So- called “mixed” student/LCD rentals : student rental (9 months minimum) 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 within the limit of one accommodation per owner.

NOTA BENE :

• Main residences rented for a cumulative period of less than 120 days are not subject to the change of use request.
• Changes of use already issued (temporary authorizations of 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 submitting a new request for authorization for change of use WITH compensation.

# Why rent short-term (Airbnb type) rather than year-round?

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

• You will not have any arrears since the tenant pays their 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
• Regular inspection 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 rates and

the length of stays offered on demand and in 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 during the year for your personal use .

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