* Disclosure – I am not an Attorney, CPA, Rental Manager or Mortgage Lender. I am an NC licensed Real Estate Advisor.
If you’re like me, you have so many questions if you’re setting up your first Short-Term Rental (STR). What sheets are best? Should I put a jacuzzi on the property? Are two twin beds better than a queen? The questions are endless… Although I have been a real estate professional for 20+ years, and have owned long term residential rentals and commercial properties, delving into short term rentals is a different ballgame. I don’t claim to be an expert on the topic although I have learned much along the way through trial and error. Buckle up this is a long post, however I am sharing a TON of information that I wish somebody would’ve shared with me when I started with my first STR…so let’s go!
The first decision you need to make is what type of property you want to purchase, and who your target audience will be. Are you looking for a mountain house with ski lift access? A bungalow on the beach? A high rise condo with city views? Will you cater to families with children? Mainly business travelers?
Put some real thought into who you target audience(s) will be. It may be more than one audience depending on your location and the style of property. Once you have made this decision, then the property and target audience will dictate what items you will need to set up the property to make those guests most comfortable. Catering to your chosen audience’s needs is the ultimate goal so that those guests have the maximum enjoyable stay for Five Star Reviews!
| Kitchen | Bathroom | Bedrooms |
| Living/Dining | Decor | Kids & Pets |
| Outside Items | Safety | Electronics |
| Owners Closet | Miscellaneous |
While there are a thousand ways to decorate and set up a home, I am going to be giving my opinions on setting up a basic three bedroom, two bath detached home in the suburbs. For context I am on the east coast and for disclosure, any of the items you may purchase through my affiliate links I will make a small commission on.
I know there are many opinions on “the best sheets”, “the best towels”, “the must have this” and “the must have thats”. While I hope this blog relieves a lot of stress for you and helps you get a big jumpstart on your set up, I hope it also starts an open discussion of sharing of what items others have found work for them. These are simply what I have found work for me and for my homes.
Also note that I am not setting up luxury units so my choices lean toward cost effective and family friendly choices so if something gets broken it’s not a huge hit to replace. I try to find items that get 4 star or higher reviews and are tried and trusted, and sometimes I give a couple of options for each item. If you have found something works for you, please share!
THE KITCHEN
A well appointed kitchen is a must have in any STR. Many guests chose to stay in a home rather than a hotel just for this amenity. Think about what you use on a daily basis to cook each meal for yourself or your family, and you should supply each of those items for your guests as well. The list is long.
I like to set up a small coffee bar section in each of my STRs. I get great feedback on these stations. I include a Keurig Duo Coffeemaker which has been a big hit because it makes both a pot of coffee or individual cups with pods. It’s my opinion that everything I leave for guests is individually wrapped so I include creamers, sweeteners, tea bags, etc that come in their own packages.
Does your guest drink bourbon…do you have the proper glasses? Is your guest planning on having a dinner party while they are there…do you have enough table settings? Are their grandkids visiting? Do you have a highchair for the baby? These are all things you should consider while supplying your kitchen.
Lessons Learned Along the Way:
- Leave a new wrapped sponge in the sink for each guest
- Have dish soap and hand soap containers by the sink.
- A dishwasher is a must. Keep a few dish pods under the sink. Don’t leave the whole box or it will “walk away”.
- Keep a few extra trash bags under the sink.
- Keep broom, mop, dustpan and a few rags handy in case a guest has a spill they need to clean up.
- Silverware just disappears. Buy a brand that can be easily replenished.
- Make sure you have ziplock baggies and a few plastic storage containers available as well.
- Purchase your coffee bar items in bulk. Guests enjoy it and it goes rather quickly
- Keep some basic cooking items on hand: olive oil, salt, pepper, cooking spray, season salt, garlic powder, onion powder, sugar, coffee, tea, creamers, ketchup, mustard. I have heard much debate from other hosts on how “stocked” a kitchen should be however this is all I have ever had and have never had any complaints.
BATHROOMS
A crisp and clean bathroom is a must for your unit. A clean shower curtain and fresh towels set a good impression. Keep an eye on these items and replace as they start to look dingy. It’s also nice to supply your guests with a blow dryer and many hosts will supply either a dispenser of shampoo, conditioner and body soap or individual use bottles for their guests as a nice touch.
Towels are always a bit topic of discussion. I like to provide each guest with two sets of towels including a wash cloth, hand towel, and two regular sized body towels and two extra large body towels (I get great reviews on these!). I also put make up only towels in each bathroom for women to remove their make up which has saved my regular towels from mascara stains and these signs are great to go along with them.
Which color towels you ask? Hosts will argue only white so they can be bleached regularly however I prefer light gray.
Lessons Learned Along the Way:
- Remove your towel bars. Go ahead and take them down. They are constantly falling off the walls anyway. Put up a strip of hooks on the wall or back of each bathroom door for people to hang their clothes and towel. Save yourself the headache.
- Cut any tags that are not soft off of towels. Any tags that would be annoying to guests.
- Outlet space is always short in a bathroom. Especially if it’s a group of women guests. Go ahead and put an outlet extenders in each bathroom. They will thank you!
- Always provide a plunger and toilet brush cleaner for each bathroom. No explanation needed.
- A curling iron mat will save your counter tops. Invest in one for each bathroom.
BEDROOMS
Vacation bedrooms should be a place of relaxation and peacefulness. You want to create a serene retreat in the bedroom however it’s important that you are strategic with the items you choose. Many hosts want to supply tufted headboards and 20 pillows because they like the look. It’s my opinion though that platform beds are preferable and medium weight quilted bedding are the best choices. Some people prefer duvet covers that can be taken off to wash however we have found them to be more of a hassle to put back on. One decorative pillow on the bed is enough.
Mattresses should be firm, but not too stiff. I have gotten great feedback on a mattresses that is very reasonable, has almost 150,000 reviews and does not require a box spring.
Sheets should be high quality, but that does not mean they have to be expensive. All pillows, including shams should have waterproof zipper protectors on them and all mattresses should have a waterproof protectors on them as well. Money well spent!
Luggage racks are a nice touch as you don’t want guest putting their luggage on your beds as suitcases are often dirty and stain the bedding.
Lessons Learned Along the Way:
- Do not choose microfiber sheets. They tend to hold onto hairs.
- Cut any tags that are not soft off of all pillows, mattresses and sheets. Anything that will be annoying to guests.
- Choose side tables without drawers. People tend to leave items in these drawers that you do not want to call them to ask if they want them back. Side tables with built in charging stations are a huge hit!
- Use different color sheets for different size beds (ie: King sheets – all white, queen sheets – light gray, full sheets – light blue, twin sheet – dark gray). Trust me, you’ll be glad you did this!
- Have two sets of every size sheet you need. Have two queen beds? You should have four sets of queen sheets. This way the cleaners can start making up the beds while the dirty sheets are in the laundry.
- Blackout curtains are a must as guests tend to want to sleep late on vacation.
- Put a few hangers in the closet for guest. They will appreciate them, however expect them to disappear.
LIVING / DINING AREA
The living area is where your guests will probably spend most of their time. It’s important that this area holds enough seating for the amount of guests that you advertise your home will sleep. If you say your home will sleep 8 people, you should have seating for at least this many people in this area.
The same with the dining area. The dining table should accommodate the amount of guests for which you have advertised the house will hold.
It’s my opinion that a leather couch is always a good choice for a rental property. They are easily wiped down and if you allow pets, they do not collect fur like other fabrics do. Another option that is rental friendly is a microfiber couch which is also easily cleaned. As for dining chairs, opt for wood seats. Pass on any chairs that have fabric seating that would easily stain.
One thing I have found that some hosts really get caught up on is that they want to decorate their STRs as if they are going to live there. You really need to think of purchasing items for the home that are not only pretty, but that will be easily cleaned and will wear well over time. And, you want to put items in the home (unless you are up-fitting a luxury property) that can be easily replaced without too big of a hit to your wallet.
Lessons Learned Along the Way:
- This is a high traffic area. If at all possible avoid having carpet in this room. Luxury Vinyl Plank (LVP, some call it Pergo) is probably your best option. To warm up the space I like to use a low pile easy to clean area rug.
- The less “fuzzy/fluffy” the furniture and pillows the better. Leather, microfiber, faux suede are best for wiping down.
- If you do not have a fireplace, an electric wall hanging fireplace adds a nice focal point for a room and is quite inexpensive.
- Label everything. Light switches, cabinets, remotes. It really makes the guests life easier. Especially if there are multiple remotes.
- Get a smart TV. I opt out of having any sort of cable service (Internet only) at my units and supplied smart TVs. Guests can log into their YouTube TV, Netflix, Hulu or whatever streaming accounts to which they subscribe. I have not had a complaint yet.
- No candles! Do not place any candles in any rooms. No explanation necessary, right?
DECOR TO DIE FOR
While it’s impossible to supply a list of items that would suit everyone’s taste to decorate their properties, I would like to pass along some of the items that I have found to be cost effective, have held up well, and on which I have gotten good feedback. I would love to hear what items you have used that are serving you well in your units.
When decorating for your STR I would recommend that you keep the theme overall neutral with pops of color and steer clear of any art that could be taken as controversial. No animal heads, political pieces, religious art or otherwise. Best to steer clear of anything that would offend a guest. Keep your spaces light, bright and cheery!
KIDS & PETS
Many rentals welcome the whole family and four legged family members too. If this is your target audience you should put some thought into what would make these members of the family comfortable during their stay as well. Easy to wipe surfaces are best for both little hands and fuzzy paws. Here are some of our favorite items.
Lessons Learned Along the Way:
- Require that when a guests leaves, they have to either take their pets with them, or put them in a crate. Pets in a new environment can get stressed and be very destructive.
- In case the pet owners forget you can have a food and water dish on hand.
- Small children tend to get into everything. If you are going to cater to children it would be best if you do some childproofing to the home. This includes putting plugs into unused outlets, baby gates, and securing heavy furniture so that it does not tip over.
THE LAUNDRY ROOM
While not all STR’s have laundry rooms, I tend to only look for properties that have them onsite. It is a big strain on the cleaning crew to have to take sheets and towels off site, especially when there is a same day turn over. Did you know the #1 requested item for a short term rental is an iron? The more equipped your home is for your guests, the more pleasurable their stay will be. How about a steamer? Don’t forget the ironing board as well, and leave them a a few laundry pods in case they want to do a couple of loads of laundry on their own.
THE GREAT OUTDOORS
Having an amazing outdoor space is just as important as having a great indoor space. Guests want to be able to enjoy the outside of your property as well so put a lot of thought into how you can make them most comfortable there as well. Is a hammock a good fit for your yard? Is your area big enough for a grill? Solo stoves are all the rage as they minimize smoke in your guests eyes. And don’t forget the solar string lights and smores kits!
Whether you’re in a tropical climate or in a cold weather area, the outside area of your unit should be up-fitted for the guests to enjoy.
Lessons Learned Along the Way:
- If you are in a humid climate with lots of bugs, provide bug spray.
- Again, provide enough seating for the amount of guests staying in your home. Whether it’s an outdoor dining area or an outdoor living area or both, make sure everyone has a seat.
- If your rental is near the water, supply plenty of beach towels.
- Provide plenty of outdoor lighting for nighttime safety.
- A leaf blower is a must to keep your outdoor area looking fresh.
- Providing yard games always helps with a 5 star review!
SAFETY ITEMS
While these might not be the most exciting things to purchase for your new STR, they may be some of the most important. Don’t overlook these items as you will be glad you have them in place if the time comes as guest needs them!
Lessons Learned Along the Way:
- Place fire extinguishers both in the kitchen and by the grill on the deck. Trust me on this one! I also like to supply fire blankets which seem to be easier to use for panicked guests.
- A first aid kit. Just the basic items in case someone has a cut or burn is always appreciated.
- Dusk to dawn night lights everywhere inside the house. Yes everywhere. I have them in each hallway, bathroom and each bedroom. Guests can unplug them if they want, however I would rather they could see when they are at the top of the stairs at night than have them take a tumble down the steps.
ELECTRONICS
From small kitchen appliances, to TVs and security cameras, you will need quite a few electronics for your space. Some of the ones I have found to be the most useful are:
- An electronic door pad. This has been a life saver with guests checking in late at night. If you choose one such as the Schlage Encode you can even change the combo for every guest remotely adding extra security.
- I know this is a touchy subject however I feel security cameras are a must for liability purposes. There are some very inexpensive high quality cameras that I use on the outside of the property only with which I have been very pleased.
- A programable thermostat that can be controlled remotely is often a feature that hosts find important to install into their properties. These smart thermostats can notify you if a guest sets them especially high or low and you can adjust the temp remotely through an app to a more reasonable setting.
- You may think that this one is a waste of money however trust me you will need it eventually and will be glad when you have it. An ozone machine will clean the air in your home should someone smoke inside or cook with overly fragrant spices.
- A stable WiFi connection is imperative in your unit. No matter whether your guests are business travelers or a family, they are going to expect high speed Internet access.
THE OWNERS CLOSET
The owners closet is a concept that is new to first time STR hosts. It is important that you designate one closet in the home that can be locked, or where a lock can be installed. This is usually an out-of-the-way closet that isn’t going to be used on a regular basis by guests. In this space is where you will keep all of the supplies that you or your cleaning service will use to replenish the kitchen and baths after guests check out. I like to buy these items in bulk for cost savings. You will probably want to put shelving and an organization system in this closet and you will definitely want to keep it locked so supplies don’t “walk away”.
Lessons Learned Along the Way:
- You will want to keep a toolkit in the closet as you will be regularly making minor repairs.
- A supply of lightbulbs, batteries and Command strips are always needed.
- A step ladder comes in very handy.
- You would not believe how many times the TV remote gets lost. Keep an extra universal remote on hand so you have one ready if a remote is missing after a guest checks out.
- Unless you are very close by, it’s a good idea of have an extra key safely onsite in case the electronic door entry is not working or the guest cannot work it.
ALL THE EXTRAS
I know you’re probably already exhausted by the amount of items needed to set up your rental. Yes, it’s A LOT! There are a myriad of other items that I could include in one list or another. Don’t miss these Extras that I feel should be stocked on your property.
Is there something I missed that you feel I should include…Tell me about it. Is there something I included that you hadn’t though about before…Would love to hear from you.
| Kitchen | Bathroom | Bedrooms |
| Living/Dining | Decor | Kids & Pets |
| Outside Items | Safety | Electronics |
| Owners Closet | Miscellaneous |
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