Airbnb Just Changed the Game for Hosts

Source: Bigger Pockets

A friend managing a small short-term rental portfolio noticed Airbnb’s updated Payment Terms and grew concerned. Under the new rules, starting September 8, 2025, Airbnb can reverse payouts if a guest disputes a charge months after checkout, potentially withdrawing thousands from the host’s account while keeping their fee. This shift increases financial risk for hosts, especially those with high-value bookings, as hosts bear losses from chargebacks without guarantees. Although enforcement details are unclear, the changes mark a significant shift in Airbnb’s risk allocation toward hosts.

Let’s break it down.

Guests Can Now Book Without Paying in Full

Airbnb now supports “buy now, pay later” options like Klarna and Pay Over Time, letting guests book without full upfront payment.

This can lead to calendar manipulation:

• A guest partially pays to book weeks ahead.

• They cancel just days before check-in.

• You end up with an empty calendar and no payout.

• Airbnb may not guarantee compensation, depending on cancellation and payment terms.

This creates a free calendar hold for guests while hosts risk losing other bookings and income. Last-minute cancellations become more likely when full payment isn’t required upfront.

Chargebacks Could Hit Hosts Long After the Stay

The biggest concern is that under Airbnb’s new terms, the platform can reverse your payout if a guest disputes a payment—even months after their stay ends. There’s no set time limit for disputes, and Airbnb decides whether to refund the guest or not. Hosts are not guaranteed reimbursement, won’t be defended by Airbnb, and Airbnb keeps its service fee regardless.

For example, a guest could stay without issues, then later dispute the charge with their credit card company. Airbnb could then withdraw thousands from your account with little notice or recourse. While this hasn’t happened yet, it could under the new rules, posing a major financial risk—especially for hosts with multiple listings where one chargeback could wipe out weeks of income

Airbnb Can Now Delay or Hold Payouts Without Explaining Why

Airbnb can delay, adjust, or withhold payouts if they detect “risk indicators,” such as:

• A sudden spike in bookings

• Changes in how you manage listings

• Missing or incomplete documentation

• Guest disputes or concerns

They aren’t required to explain the hold, say when it will end, or pay interest on held funds.

This creates cash flow problems for hosts who depend on timely payments to cover expenses like cleaning, mortgage, and utilities.

A Bigger-Picture Shift Is Happening

These updates reveal a bigger shift: Airbnb is evolving from a simple booking platform into a financial middleman controlling when and how hosts get paid. Guests gain more flexibility, Airbnb gains more control, and hosts bear more financial risk. The new terms don’t promise protection from losses—instead, hosts are now responsible for issues even after guests leave, regardless of following the rules.

So What Can Hosts Do Right Now?

Again, we don’t know exactly how aggressively Airbnb will enforce these new policies. But if you’re a host who takes this seriously, it’s smart to prepare. Here’s what I’d recommend:

1. Start screening more carefully

Avoid last-minute bookings unless you’re confident. Use ID verification and set stricter house rules to reduce risk.

2. Don’t operate check to check

Start building reserves. With payout delays and chargebacks now possible, you need a buffer to stay operational.

3. Add a direct booking strategy

Even if just 10% or 20% of your bookings come from your own website, that’s money you control on your terms.

4. Invest in proper insurance

Airbnb’s AirCover is not real insurance. Providers like Steadily and Proper offer coverage that can protect you in case of disputes or damages.

5. Keep excellent documentation

Save every message, take check-in and check-out photos, and maintain guest records. You may need them weeks or months after a stay ends.

Final Thoughts

Guests gain booking flexibility with partial or delayed payments, increasing the chance of last-minute cancellations and lost income for hosts.

To protect your rental business, it’s crucial to screen guests carefully, build financial reserves, diversify bookings, invest in proper insurance, and keep thorough documentation.