Airbnb Hosting Tips Malaysia: Proven Strategies for 5-Star Reviews

Being an Airbnb host in Malaysia is rewarding. But it's also work.

A lot of work.

Guests messaging at 11 PM. Cleaning coordination. Check-ins at midnight. "The WiFi isn't working" at 6 AM on Sunday.

Do it right, and you'll earn RM50,000-70,000/year from a single condo. Do it wrong, and you'll be begging for bookings at RM80/night, drowning in 3-star reviews.

After managing 100+ properties in Melaka for 8 years, we've learned what works. These are our proven hosting tips for Malaysian Airbnb hosts.

Part 1: Setup Essentials (Before Your First Guest)

Tip #1: Invest in Quality Mattresses

The #1 Complaint in Reviews: "The bed was uncomfortable." "Mattress was too hard/soft." "Woke up with back pain." Reality: Guests won't return (or leave 5 stars) if they don't sleep well. What We Recommend: Our Go-To Brands:

• Simmons (premium)

• Sealy (mid-high range)

• King Koil (mid-range)

• Dreamland (budget-friendly but decent)

Rule of Thumb: Budget RM1,000+ per mattress. It pays for itself in better reviews.

Tip #2: Fast, Reliable WiFi is Non-Negotiable

Post-Pandemic Reality:

• 60% of guests work remotely (at least part-time)

• Kids stream YouTube/Netflix

• Guests post Instagram stories in real-time

Slow WiFi = 1-star reviews. What We Provide: Setup Tips:

• Place router centrally in unit

• Test speed in all rooms

• Provide WiFi password prominently

• Include network name AND password (don't make guests guess)

Tip #3: Blackout Curtains in ALL Bedrooms

Malaysia Sun Reality:

• Sunrise: 7 AM

• Guests want to sleep until 9-10 AM

• Thin curtains = wake up at 7 AM

Review Impact: "Blackout curtains were amazing - slept until 10 AM!" (5 stars) "No blackout curtains, woke up with the sun." (3 stars) What to Buy:

• Ready-made blackout curtains (IKEA, MR.DIY)

• Custom curtains (budget RM400-800 per window)

• Eye masks (backup, budget RM10/piece)

Result: Better sleep = better reviews.

Tip #4: Air Conditioning in All Rooms

Malaysia Climate Reality:

• Hot and humid year-round

• Guests expect AC

• No AC in bedrooms = booking cancellations

Minimum Setup:

• 1 AC in living area

• 1 AC in each bedroom

Our Recommendation:

• Inverter AC (more energy efficient)

• 1 HP per 150-200 sqft

• Remote control accessible from bed

Cost: RM2,000-4,000 per unit (installed) ROI: Guests won't book without it.

Tip #5: Smart TV with Netflix

Expectation in 2025:

• Cable TV is outdated

• Guests want to stream

• Netflix is the standard

Our Setup:

• Smart TV (40-50 inch for living room, 32 inch for bedrooms)

• Netflix subscription (RM55/month)

• YouTube (free)

• Optional: Disney+, Amazon Prime

Cost:

• TV: RM800-1,500 per unit

• Netflix: RM55/month (can be shared across units)

Review Impact: "Netflix was a nice touch for rainy evenings" (5 stars)

Tip #6: Kitchen Essentials (Not Just Basic)

Beyond the Basics: Must-Have:

• Refrigerator (at least 200L)

• Microwave oven

• Electric kettle

• Rice cooker (Malaysian guests expect this)

• Basic cookware (frying pan, pot)

• Cooking utensils (spatula, ladle)

• Cutlery and crockery for 4-6 people

• Cutting board + knives

Nice-to-Have:

• Toaster

• Blender

• Coffee maker (Nespresso or French press)

• Basic spices (salt, pepper, oil)

Budget: RM3,000-5,000 for full kitchen setup

Tip #7: Bathroom Setup

Essential Items: For Shower:

• Water heater with good pressure

• Quality shampoo and body wash (pump bottles)

• Clean, fluffy towels (2 per guest)

• Toilet paper (minimum 2 rolls)

Nice Touches:

• Hand soap

• Hair dryer

• Mirror with good lighting

• Toilet brush (clean, visible)

Budget: RM2,000-4,000 for bathroom setup

Part 2: Listing Optimization

Tip #8: Professional Photography is Essential

DIY Photos vs. Professional: What Professional Photographers Capture:

Wide-angle shots of each room

Natural lighting (not dark flash photos)

Staged appearance (tidy, decluttered)

Highlight features (pool view, city view)

20-30 photos (comprehensive coverage)

Our Process:

• Professional photographer (RM1,000-1,500)

• Editing and color correction

• Upload to all platforms

• Regular updates as we improve property

Tip #9: Compelling Listing Description

Bad Description: "Nice 2-bedroom condo in Melaka. Near attractions. Clean and comfortable." Good Description: "Wake up to panoramic pool views in this modern 2-bedroom condo in Silverscape Residence. Just 5 minutes drive to UNESCO World Heritage Jonker Street, perfect for exploring Melaka's rich history. Your sanctuary after a day of sightseeing, featuring a king bed in the master bedroom, Netflix on smart TV, and full kitchen for home-cooked meals. Ideal for families, couples, and business travelers." What to Include: Opening Hook: Best feature first

• "Wake up to ocean views..."

• "Steps from Jonker Street..."

• "Your family's Melaka home..."

Key Amenities: Highlight top 5-8

• Pool access

• Fast WiFi

• Smart TV with Netflix

• Full kitchen

• Parking included

Location Details: Be specific

• "5 minutes to A Famosa"

• "Walking distance to malls"

• "10 minutes to highway"

Guest Types: Who is it for?

• Perfect for families

• Business-friendly workspace

• Couple's getaway

Tip #10: Strategic Pricing

Fixed Pricing Problem: If you charge RM200 every night:

• Empty midweek (could book at RM150)

• Underpriced weekends (could charge RM250)

• Leaving money on the table

Dynamic Pricing Solution: Example Pricing (2-bedroom town centre): Result: +25-35% revenue vs. fixed pricing What Affects Pricing:

Part 3: Guest Communication

Tip #11: Fast Response Time is Critical

Airbnb's Superhost Requirement: Respond to 90% of messages within 24 hours. Our Standard: Respond within 1 hour during business hours, 4 hours maximum. Why Speed Matters:

• Guests book multiple properties

• First to respond often wins the booking

• Last-minute bookings are time-sensitive

Templates That Work: Initial Inquiry Response: "Hi [Guest Name], thanks for your inquiry! Yes, [Property Name] is available for your dates. We'd love to host you. Let me know if you have any questions, or feel free to book directly. Best regards, [Your Name]" Booking Confirmation: "Great news! Your booking is confirmed. Check-in is from 3 PM, checkout by 11 AM. I'll send detailed check-in instructions and WiFi password 2 days before arrival. Looking forward to hosting you!" Pre-Arrival (2 days before): "Hi [Guest Name], excited for your upcoming stay! Here's your check-in info: [Instructions]. WiFi: [Network] / [Password]. If you need anything during your stay, just message. Safe travels!"

Tip #12: Clear Check-In Instructions

Avoid Confusion: Bad Instructions: "Key is under the mat. Unit is on 5th floor." Good Instructions:

*"CHECK-IN INSTRUCTIONS:

Drive to [Address] - parking is available on Level 2

Take Lift B to 5th floor

Unit number is 5-12 (turn left from lift)

Key lock code: 1234#

WiFi: MyNetwork / Password123

Need help? Call/WhatsApp: +60123456789"*

Visual Aids:

• Photos of building entrance

• Photo of lift lobby

• Photo of unit door

Tip #13: Welcome Book

Physical or Digital Welcome Book Should Include: Essential Information:

• WiFi network and password

• AC remotes (how to use)

• Hot water (how to switch on)

• Emergency contact numbers

• Checkout instructions

Local Tips:

• Recommended restaurants (with walking directions)

• Nearby attractions

• Grab/food delivery info

• Local emergency numbers

House Rules:

• No smoking

• No parties

• Quiet hours (10 PM - 8 AM)

• Trash disposal

Part 4: During the Stay

Tip #14: Be Available But Not Intrusive

Good Balance: DO:

• Respond quickly to messages

• Proactively check in after arrival

• Offer local recommendations

• Address issues immediately

DON'T:

• Visit the property unannounced

• Message excessively

• Nag about house rules (be polite)

• Overstay welcome

Template: "Hi [Guest Name], hope you're enjoying your stay! Just checking in - is everything okay with the unit? Let me know if you need anything or have questions. Enjoy Melaka!"

Tip #15: Handle Issues Gracefully

Something Will Go Wrong. Eventually. AC breaks. WiFi stops. Toilet clogs. How You Handle It = Review Score Bad Response: "It's not my problem. Call maintenance yourself." → 1 star Good Response: "So sorry about the AC! I'm contacting maintenance now. They'll be there within 2 hours. In the meantime, I've set up a fan in each room. Can I offer you a partial refund for tonight?" → 5 stars (if resolved quickly) Script for Issues:

Acknowledge and apologize

Take ownership (even if not your fault)

Provide immediate solution

Offer compensation (if appropriate)

Follow up to ensure resolved

Part 5: Cleaning and Maintenance

Tip #16: Hotel-Quality Cleaning Standard

Our Cleaning Checklist (After Every Stay): Living Area:

• [ ] Floors vacuumed and mopped

• [ ] Surfaces dusted and wiped

• [ ] Sofa cushions fluffed and arranged

• [ ] Remote controls wiped and batteries checked

• [ ] Trash emptied and new bag placed

Kitchen:

• [ ] Dishes washed and put away

• [ ] Counters wiped and sanitized

• [ ] Appliances cleaned (microwave, fridge)

• [ ] Trash emptied

• [ ] Coffee maker/tea supplies restocked

Bedroom:

• [ ] Sheets changed (fresh from laundry)

• [ ] Mattress protector inspected

• [ ] Pillows fluffed

• [ ] Nightstands cleared and wiped

• [ ] Wardrobe tidy

Bathroom:

• [ ] Toilet cleaned and sanitized

• [ ] Sink and countertop wiped

• [ ] Mirror cleaned (no streaks)

• [ ] Shower/tub scrubbed

• [ ] Floors mopped

• [ ] Towels replaced (fresh, neatly folded)

• [ ] Toilet paper replenished (minimum 2 rolls)

• [ ] Soap/shampoo replenished

Supplies Restock:

• [ ] Toilet paper (2+ rolls)

• [ ] Hand soap

• [ ] Body wash and shampoo

• [ ] Tissues

Tip #17: Preventive Maintenance

Monthly Inspections: Check:

• [ ] AC filters (clean or replace)

• [ ] Smoke detector batteries

• [ ] Light bulbs (replace any burnt out)

• [ ] Plumbing (check for slow drains)

• [ ] Door locks (lubricate if sticky)

• [ ] Remote controls (test all)

• [ ] WiFi speed (test throughout unit)

Quarterly Tasks:

• Deep clean (behind furniture, under beds)

• Professional AC servicing

• Check for mold/mildew (especially bathrooms)

• Replace air purifier filters

Annual Tasks:

• Professional pest control

• Deep clean carpets/rugs

• Reseal grout (bathroom)

• Check electrical outlets

Part 6: Getting 5-Star Reviews

Tip #18: The "Wow" Factors

Small Touches, Big Impact: Welcome Basket Ideas:

• Bottled water (2-4 bottles)

• Local snacks (kuih, chips)

• Fresh fruit (bananas, apples)

• Coffee/tea supplies

• Small chocolate

Cost: RM30-60 per stay ROI: 5-star reviews = more bookings

Tip #19: Request Reviews Strategically

When to Ask:

• Immediately after checkout (while excitement is fresh)

• After positive guest message

• After resolving any issues successfully

How to Ask: "Thanks for staying with us! We loved hosting you. If you enjoyed your stay, would you mind leaving us a review? It really helps other guests and helps us improve. Hope to host you again!" Never:

• Beg for reviews

• Offer incentives for reviews (violates Airbnb policy)

• Only ask 5-star guests (unfair)

• Send multiple reminders (annoying)

Tip #20: Handle Negative Reviews Professionally

Response Framework: Don't:

• Argue publicly

• Blame the guest

• Get defensive

• Ignore it

Do:

• Acknowledge the issue

• Apologize sincerely

• Explain what you've done to fix it

• Take it offline ("Please message us directly")

Template Responses: For Cleanliness Complaint: "Hi [Guest Name], I'm so sorry your stay didn't meet cleanliness standards. This is not our usual standard. I've addressed this with our cleaning team and they've re-cleaned the unit. I'd love to make it right - please message me directly so we can discuss." For Noise Complaint: "Hi [Guest Name], I apologize for the noise disturbance. We take guest comfort seriously. I've reminded all neighbors about quiet hours and provided earplugs for future guests. Thank you for bringing this to my attention." For Amenities Not Working: "Hi [Guest Name], I'm sorry [item] wasn't working during your stay. We've now [fixed/replaced] it and added it to our pre-arrival checklist to prevent future issues. I'd like to offer a partial refund for this inconvenience."

Part 7: Advanced Strategies

Tip #21: List on Multiple Platforms

Don't Rely on Airbnb Alone: Our Distribution:

• 5 platforms listed

• Automated calendar sync

• 60% more bookings than single-platform

Tip #22: Minimum Stay Optimization

The Balance: 1-Night Minimums:

• Pros: More bookings

• Cons: More turnover, more cleaning, more work

3-Night Minimums:

• Pros: Less work, less wear

• Cons: Fewer bookings, empty midweek

Our Strategy:

• 1-night minimum (flexibility)

• 2-night minimum on weekends (discourage 1-night weekend stays)

• 3-night minimum on peak holidays (discourage short stays during high demand)

Result: Optimize occupancy vs. workload.

Tip #23: Instant Book vs. Request to Book

Instant Book:

• Pros: More bookings (guests love instant confirmation)

• Cons: Less control over who books

Request to Book:

• Pros: Screen guests

• Cons: Lose bookings (guests don't want to wait)

Our Recommendation:

• Enable Instant Book

• Set strict house rules

• Require government ID verification

• Allow 4-hour window to decline (if needed)

Result: More bookings, minimal risk.

Part 8: Legal and Regulatory

Tip #24: MOTAC Compliance (2024+)

New Requirement: All Malaysian short-term rentals must register with MOTAC. What's Required:

Property registration

Basic safety standards:

- Fire extinguisher

- Smoke detector

- First aid kit

- Emergency contact display

Guest information display

Cost: Minimal (administrative) Enforcement: Ongoing (2024-2025) Our Status: All managed properties compliant.

Tip #25: Income Tax Compliance

Airbnb Income is Taxable: For Individuals:

• Declare as rental income

• Deductible expenses:

- Mortgage interest

- Maintenance

- Utilities

- Management fees

- Platform fees

- Furnishing (depreciation)

Tax Rate: Progressive (0-28% based on total income) Recommendation: Keep detailed records. Consult tax advisor.

Part 9: When to Call Professionals

Signs You Need Professional Management

If You:

• Don't have time to manage guest communication

• Live far from your property

• Are tired of dealing with issues at midnight

• Want higher occupancy (we achieve 60%+ vs. 19-22% self-managed)

• Want to focus on acquiring more properties, not managing

Professional Management Benefits:

• 60%+ occupancy (vs. 19-22% self-managed)

• Higher daily rates

• responsive support

• Quality consistency

• Zero stress

Why Choose iHousing?

Our Hosting Expertise

8 Years, 100+ Properties:

• 4.8/5 guest review average

• 62% average occupancy

• Superhost status maintained

• In-house cleaning team

• responsive guest support

What We Do:

• Everything in this guide

• Plus: revenue optimization, multi-platform listing, professional photography, dynamic pricing

Our Fee Structure:

• Parkland Avenue: RM200-300/month flat fee

• Other condos: Custom quotes, transparent pricing

Get Started with Professional Hosting

Free Consultation

We Offer:

• Property assessment

• Revenue projection

• Setup requirements

• Management quote

For Parkland Avenue:

• Flat fee pricing: RM200-300/month

• No hidden fees

For Other Condos:

• WhatsApp us for custom pricing

Take Action Today: Enter your phone number and we'll WhatsApp you with a free consultation.

Don't struggle with hosting alone. Let us handle everything while you collect passive income.

About iHousing

Malaysia's Professional Airbnb Hosting Company:

• 100+ properties managed

• 8 years experience

• 4.8/5 guest reviews

• 62% occupancy rate

• 5-platform distribution

• In-house cleaning

• Transparent pricing

We've implemented all these tips across 100+ properties. We can do the same for yours.

Want to Airbnb host but don't have the time? We'll handle everything - from setup to guest communication to cleaning. WhatsApp us for a free consultation and see what your property can earn.