Guest Vetting Process: Property Protection for Melaka Airbnb Hosts

How iHousing Screens Guests to Protect Your Investment

Every Airbnb host fears the nightmare scenario: problem guests who damage property, violate rules, or cause disturbances.

At iHousing, we've managed 100+ properties over 8 years without major incidents. Why? Because we take guest vetting seriously.

This guide explains our proven guest screening process and how it protects your investment.

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The Cost of Bad Guests: Real Data

What Happens Without Proper Vetting

Industry data shows the risks of inadequate guest screening:

Issue Type	Frequency	Average Cost	Time to Resolve
**Property damage**	3-5% of bookings	RM 500-5,000	2-8 weeks
**Rule violations**	8-12% of bookings	RM 200-1,000	1-3 days
**Noise complaints**	2-4% of bookings	RM 300-800 (fines)	1-2 weeks
**Unauthorized guests**	5-8% of bookings	RM 150-500	Immediate eviction
**Theft**	0.5-1% of bookings	RM 1,000-10,000	Police involvement

iHousing Performance (8-Year Data):

• Property damage: 0.8% of bookings (vs. 3-5% industry)
• Major incidents: Zero catastrophic damage events
• Rule violations: 2.1% of bookings (vs. 8-12% industry)
• Guest evictions: 0.3% of bookings (vs. 2-3% industry)

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Our Multi-Layer Vetting Process

Pre-Booking Screening

Before we accept a booking, guests must pass multiple checks:

Check	What We Verify	Red Flags	Action
**Profile completeness**	Verified ID, photo, email	Incomplete profile	Request completion
**Booking history**	Past reviews, host ratings	Poor reviews from hosts	Decline or require deposit
**Account age**	When account was created	New account (<3 months)	Additional verification
**Purpose of stay**	Tourism, business, local	Vague or suspicious reasons	Direct inquiry
**Guest count**	Matches listing capacity	Overcrowding attempt	Strict enforcement

Verified ID Requirement:

All guests must provide:

• Government-issued ID (passport, IC, driver's license)
• Verified phone number (SMS confirmation)
• Email confirmation (verified address)
• Profile photo (face clearly visible)

No exceptions. Unverified guests = no booking.

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Communication-Based Vetting

What We Ask Before Confirming

Our pre-approval message template:

Question	Why We Ask	Acceptable Answers
**Purpose of visit?**	Verify legitimate travel	Tourism, business, family visit
**Who is traveling?**	Match guest count to listing	"Family of 4," "Couple," etc.
**Any special needs?**	Manage expectations	Early check-in, parking, etc.
**Have you read house rules?**	Confirm rule acceptance	"Yes, understood"
**Confirm identity of all guests**	Prevent unauthorized additions	Names provided

Response Quality Assessment:

We evaluate guest responses for:

• Completeness: Answered all questions?
• Clarity: Clear, specific answers?
• Tone: Polite, respectful communication?
• Timeliness: Responded within 24 hours?

Red flag responses:

• Vague answers ("just visiting")
• Defensive attitude about questions
• Refusal to provide guest names
• Last-minute booking pressure ("accept NOW or I cancel")

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Risk Assessment Categories

Guest Risk Profiling

We categorize guests into risk tiers:

Risk Level	Criteria	Booking Decision	Requirements
**Low Risk**	Verified ID, positive reviews, clear communication	Accept immediately	Standard deposit
**Medium Risk**	New account, no reviews, minor communication issues	Accept with conditions	Increased deposit, pre-stay rules review
**High Risk**	Poor reviews, incomplete profile, suspicious responses	Decline	N/A
**Special Cases**	Large groups, events, local bookings	Case-by-case	Enhanced deposit, event agreement

High-Risk Indicators:

We decline bookings when:

• Guest refuses to verify ID
• Past reviews mention property damage
• Booking is for someone else ("booking for friend")
• Local guests without clear purpose
• Last-minute same-day bookings (unless verified guest)
• Requests to bypass platform ("pay directly")

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Deposit Strategy: Financial Protection

Security Deposit by Guest Type

Booking Type	Deposit Amount	Conditions	Refund Timeline
**Standard booking**	RM 300-500	Verified guest, good reviews	48 hours after checkout
**New guest**	RM 500-800	No reviews, new account	7 days after checkout
**Large group**	RM 800-1,500	6+ guests, event	14 days after checkout
**Local booking**	RM 500-1,000	Local ID, higher risk	7 days after checkout
**Pet-friendly**	+RM 200-400	Bringing pets	After damage inspection

Deposit Protection:

• Airbnb platform: We use Airbnb's deposit system (host protection)
• Direct claims: For damages exceeding Airbnb coverage
• Photo documentation: Before/after photos required for all claims
• Receipts required: All damage claims need repair receipts

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House Rules as Vetting Tools

Rules That Filter Problem Guests

Our house rules serve dual purposes:

1. Set expectations for guest behavior
2. Filter out guests unwilling to follow rules

Rule	Purpose	Guests It Filters
**No parties/events**	Prevent disturbances	Party-focused bookings
**No smoking inside**	Protect property	Non-compliant smokers
**Quiet hours 10pm-7am**	Respect neighbors	Late-night noise makers
**Max guests = listed capacity**	Prevent overcrowding	Extra guest attempts
**Check-out by 11am**	Cleaning schedule	Guests who abuse time
**ID verification required**	Security measure	Guests wanting anonymity

Rule Enforcement Protocol:

When guests violate rules:

1. First offense: Warning message (documented)
2. Second offense: Final warning + possible early checkout
3. Severe violation: Immediate eviction + damage claim

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Check-In Verification

On-Site Screening Process

When guests arrive:

Verification Step	How We Verify	What Happens If Failed
**ID check**	Scan government ID	No check-in without ID
**Guest count**	Count people at door	Extra guests = surcharge or denial
**Face match**	Compare to profile photo	Must match booking guest
**House rules review**	Explain key rules in person	Guest signs acknowledgment
**Payment confirmation**	Verify platform payment	No payment, no access
**Deposit collected**	Security deposit via platform	Confirmed before key handover

Key Handoff Protocol:

• We never leave keys in lockboxes for unverified guests
• We always meet first-time bookings in person
• We document property condition before guest entry
• We photograph any existing issues (protects host)

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Monitoring During Stay

Active Guest Supervision

We don't just check in and disappear:

Monitoring Method	Frequency	What We Check
**Messaging check-in**	Day 2 of stay	Settling in, questions, needs
**Noise monitoring**	Ongoing (neighbors notify)	Quiet hours compliance
**Property check**	For stays 5+ nights	Cleaning status, damage prevention
**Emergency contact**	extended hours support	Immediate issues, lockouts

Neighbor Communication:

• We provide neighbors with our contact number (not yours)
• We respond to complaints within 30 minutes
• We document all issues for deposit claims
• We protect your privacy - neighbors contact us, not you

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Check-Out Inspection

Post-Stay Damage Assessment

After guest departure:

Inspection Item	What We Check	Damage Threshold
**Furniture & fixtures**	Damage, stains, breakage	RM 50+ = claim
**Electronics & appliances**	Proper functioning	Any damage = claim
**Linens & towels**	Missing items, damage	RM 30+ = charge
**Kitchen items**	Inventory, breakage	RM 20+ = charge
**Walls & floors**	Marks, stains, damage	RM 100+ = claim
**Keys & access cards**	All returned	Missing = replacement charge
**Trash & cleanliness**	Basic pickup expected	Excessive mess = cleaning fee
**Smoking evidence**	Smoke smell, ashes	RM 500 penalty + deep clean

Damage Claim Process:

1. Document: Photos + video evidence
2. Receipt: Get repair/replacement quote
3. Claim: Submit through platform within 14 days
4. Review: Airbnb mediation (if guest disputes)
5. Resolution: Deposit refund or payout

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Blacklist & Guest Ban System

Permanent Ban Criteria

Guests who cause problems are permanently banned from all iHousing properties:

Offense	Ban Duration	Notes
**Property damage >RM 500**	Permanent ban	All properties
**Theft**	Permanent ban + police report	Criminal prosecution
**Rule violation after warning**	Permanent ban	Zero tolerance
**Unauthorized guests**	Permanent ban	Safety violation
**Noise complaints + eviction**	Permanent ban	Disrespect to neighbors
**Smoking inside**	1-year ban	Second offense = permanent

Shared Blacklist:

• We maintain internal database of banned guests
• We share with other local hosts (protection network)
• We flag problematic guests before booking (matched by ID)

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Vetting Results: Our Track Record

8-Year Performance Summary

Metric	iHousing Result	Industry Average	Our Advantage
**Damage incidents	0.8% of bookings	3-5%	80% reduction
**Major damage (>RM 1000)**	0 events in 8 years	1-2% annually	Zero major damage
**Guest evictions	0.3% of bookings	2-3%	90% reduction
**Neighbor complaints	1.2% of bookings	5-8%	80% reduction
**Repeat booking rate	22% of guests	15-18%	Higher guest satisfaction

Cost Savings for Owners:

• Average damage cost avoided: RM 1,200-3,000 per year
• Reduced turnover: Longer furniture lifespan (guests respect property)
• Better reviews: Vetting = better guest quality = higher ratings
• Peace of mind: We handle all guest issues - you're never contacted

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Frequently Asked Questions

Q: Does vetting reduce booking volume?

A: Minimal impact. We decline 2-3% of bookings (high-risk guests only). This protects your property and maintains 72-78% occupancy.

Q: What if a verified guest causes damage?

A: We handle the entire claim process - documentation, platform dispute, resolution. You're paid for damages covered by deposit or Airbnb Host Guarantee.

Q: Do guests find vetting intrusive?

A: Most appreciate it. Professional guests understand it ensures quality. Problem guests are the only ones who object.

Q: Can I opt out of deposit requirements?

A: Not recommended. Deposits are your primary protection. We've recovered RM 50,000+ in damages over 8 years through deposits.

Q: How do you handle local guests?

A: Local bookings receive enhanced screening (higher risk profile). We require purpose verification and increased deposits for locals.

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Protect Your Investment with Professional Vetting

Don't leave your property to chance.

Our guest vetting process has protected 100+ properties for 8 years. Zero major damage. Minimal problems. Maximum peace of mind.

Want this protection for your property?

+60 19-699 6688

Ask us:

• What's your guest rejection rate?
• How do deposits work?
• What happens if a guest causes damage?
• Can I customize vetting rules for my property?

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Last Updated: January 2026 | Data Source: iHousing 100+ Property Portfolio Analysis

Professional guest vetting = fewer problems = better returns. We've proven this across 100+ properties over 8 years.