Explain the route from the road to the flat
State the floor and describe access in simple terms. If there is a lift, are there any steps leading from it to the front door? Does the lift stop on the same level as the flat? Specific details like these are more helpful than a general statement about easy access. This allows guests to compare their own needs with the access provided.
If there is a rear building or multiple entrances, clear directions are helpful. In the description, you can explain whether the flat is accessed via the front building, through a courtyard or via a side entrance. Private access codes do not belong in the publicly viewable text. Describe the route and method of access there, not confidential details regarding handover.
Luggage needs a place too. A nearby car park is not the same as a parking space right outside the door. If you show a dedicated parking space, explain its location and any known spatial restrictions. If there is no dedicated parking space, the listing should not inadvertently suggest a reserved space by including a street view photo.
Provide a floor plan rather than just the number of rooms
A studio, a flat with a separate bedroom and a flat with a walk-through room may accommodate the same number of guests yet offer very different types of stay. Start with the layout. Describe which areas are separate from one another and whether there are doors. In the minds of many guests, a curtain or an open room divider is no substitute for a self-contained room.
If the living room also serves as a bedroom, explain this dual use. Where is the sofa bed positioned when unfolded? Is access to the kitchen unobstructed? Does anything need to be moved out of the way during the day? A photo showing the sofa bed in its sleeping position can answer these questions more quickly than a long description. Also include details of the bed linen actually provided and the available storage space.
Don’t describe seating arrangements solely in terms of the number of beds. When there are several travellers, it’s important to know whether everyone can eat at the table at the same time. A small breakfast bar may be suitable for two people, whilst a larger group will have different requirements. Precise details help with this decision without you having to make your flat seem artificially larger or smaller.
The building is part of the description
A holiday flat is often situated in a building shared with other people. Explain which areas are shared: the stairwell, laundry room, garden or bicycle storage area. If you live next door yourself, this can be a helpful point of reference for the stay. However, this should not be taken to mean that you are constantly available in person, which may not be something you wish to offer.
Describe the layout of the rooms if it is relevant to the stay. A bedroom facing the courtyard and a living room facing a busy street convey a different impression to the general statement ‘quiet flat’. Mention any well-known, regular noises in a factual manner. These may include traffic, a business on the ground floor or a communal courtyard.
Rules for living together can be expressed in a friendly yet clear manner. Instead of a long list of prohibitions, explain what use is permitted and what considerations should be borne in mind. If, for example, there is a balcony, describe its furnishings and how close it is to other flats. Photos and text should convey the same sense of space and privacy.
Kitchen, bathroom and workspace – no vague, catch-all terms
‘Well-equipped’ can mean many things. It’s better to list the items that make everyday life in your flat possible. Does the kitchen have an oven or just hobs? Is there a fridge with a freezer compartment? Are there a large saucepan and enough crockery provided? You don’t need a full inventory list in the body of the text, just a clear selection of the key features.
For the bathroom, clear photos and a brief description of the actual layout are helpful. Is the shower inside a bath, is the toilet separate, or is the bathroom shared with other people? If there is a washing machine, specify whether it is located directly in the flat or accessible via a communal area.
If you mention a workspace, show the table and chair provided and their location. A workspace at the dining table is a different offering to a separate room. Similarly, when it comes to the internet connection, a factual statement is more sensible than promising that every conceivable professional use will work without a hitch. Describe only features that you actually know about your property.
Use photos to clearly show lighting, size and layout
Start with a photo that captures the character of the flat, then describe the rooms in a logical order. Show the living area as a whole before highlighting individual details. A beautiful object can convey atmosphere, but it does not explain the bed configuration or the space between the table and the kitchenette.
For small rooms, a second angle is particularly worthwhile. For example, take a photo from the entrance and then from the opposite corner. This makes doors, windows and walkways clear. Use photos that show the current condition. If a photo still shows the previous furnishings, it should not be left alongside a description of the new fittings.
Pay attention to the balance between the interior and the surroundings. A view from the balcony is part of the listing, whereas a photograph taken from a distant vantage point serves to illustrate the surroundings. Make these distinctions clear in the text. This prevents guests from assuming, based on a series of attractive images, that they will have a view from your flat that they will not actually have.
Compile your details into a clear listing
First, decide when you’d like to offer the flat and how much preparation time you’ll need between stays. Then go through the price, facilities and description together. If you use a particular area yourself from time to time or only provide certain items by prior arrangement, the text should make this clear. The number of guests is based on the actual number of sleeping places on offer.
You can create your listing on BookNoFees free of charge. During the process, select the type of accommodation and add photos, a description, details, a calendar and the price before submitting it for review. Use the descriptions that suit your property and focus on its actual rooms and facilities.
- Describe the floor and access route together.
- Distinguish between bedrooms and open-plan sleeping areas.
- Specify any communal areas of the building.
- Keep the details of the property, photos and available dates up to date.
Frequently Asked Questions
Can a studio flat be described as a holiday let?
Yes, be sure to describe its open-plan layout explicitly. Guests should be able to tell whether the bed, kitchen and living area are in the same room and which areas are separate. The term ‘studio’ helps with orientation, but does not replace specific details about the available sleeping arrangements and the bathroom.
How should I deal with a small balcony?
Describe it in full and state how it can be used. A narrow balcony without seating should not be described as a terrace with a dining area. If there are two chairs but no table, this specific information is useful. The actual size must not be obscured by general wording.
Should I mention any noise from the surrounding area?
Familiar, recurring noises can be important to take into account when planning a stay. Describe their source and which rooms are affected, as far as you can judge for yourself. Avoid making absolute guarantees regarding quiet. People perceive noise differently; specific information is therefore more helpful than a general assessment.
Do I need separate pages for a flat and a holiday let?
No. This refers to a flat that you offer as accommodation for short stays. Both terms refer to the same type of accommodation. Describe the actual property clearly and use the term that best conveys its character and intended use to guests.
