I have read many posts regarding this situation, but none are exactly like mine:
1. Guest was booked for 5 days.
2. Guest left two days early and left keys -- stating they were checking out early for reasons of their own...no complaints: to quote the guest:
"We decided to head out of town early as we think we've seen and done what we want to! Headed to XXXXXX for some vitamin d and some sea!"...."The house key is under the sofa cushion, in the front, right side. Thx again. "
Today at 10:58 AM via Airbnb SMS
(IMHO, in both CA and in LA, that constitutes "notice to vacate.")
3. Guest gave this "vacating notice" via AirBnB email--see above time and date stamp.
4. Strict Cancellation Policy is effective here.
5. I would like to rebook those two nights, but first need to make them available.
I read many examples of why "those nights are paid so...":
a. You're not losing money.
b. You can't relist the dates.
c. You have "no right to" .....(relist, complain, cry about losing money....etc..).
I read that "the client (guest) has to "cancel" the reservation" and then.....many things happen...NOT INCLUDING the option to relist the remaining nights that were recovered. (BTW, it is my understanding that a COMPLETE CANCELLATION by the guest BEFORE the occupancy begins DOES result in the ability to rebook those nights...is this so and, if so, why is it different?)
My questions surround one key issue and one sub-issue:
a. Key: This is NOT SIMPLY about money. It has to do with rights, responsibilities and liabilities realted to contracts and tenancy (or guest) regulations, etc.
b. Sub-Issue: It IS about money, also: Why and / or under what concoction of law is a broken contract or altered contract still effective to reduce or eliminate the rights of the owner of the property? In the state of CA, for example it is encumbant upon the "landlord" to "mitigate" damages by attempting to re-lease the space under a longer-term contract, for example. Eve in CA, I'm pretty sure that when a tenant gives notice to vacate that the landlord has rights to lease that space restored to him for those days, weeks and months that nobody's home anymore, right?
Questions:
1. So...what is the process to relist and re-book those remaining nights....btw....AirBnB...tick tock...time is money in this business.
2. What is the rule regarding Host / Owner RIGHTS regarding access, liability, etc AFTER a guest legally notifies the Host/Owner of their intended and actual curtailment of their vacancy?
ie: if someone isn't "there" anymore, can they be held responsible for damages that occur AFTER they leave but before the end of the ORIGINAL term BEFORE they altered the contract by relinquishing their rights in writing, and turning over the keys? What rights does the HOST / OWNER have to access the property to assess any damages before the time runs out to mitigate or report those damages to AirBnB under their terms and conditions? If the Host / Owner has a right to enter the space, and to inspect for damages, then what rights as a Host / Owner do they NOT retain, and where are these minutae delineated??
(These are just a few simple examples...I could list many.)
Thanks for your help in advance, and btw, I'm now over 48 hours waiting for any kind of response (including two phone hours on hold...no answer, but nice hold music!) from AirBnb regarding a reservation alteration, and if anyone has suggestions how to deal with that, please let me know.
Thanks in advance from a new host, but an experienced Landlord / Tenant in multiple jurisdictions in commercial and residential real estate, but somewhat confused by AirBnB.
Cheers!