When you think about what it might mean to live next door to an Airbnb, you might imagine lots of noise, a constant stream of strangers coming and going, and general chaos. But one thing you may not anticipate is the cost of your HOA fees rising.
Residents of a downtown Atlanta condo building have been complaining about an influx of Airbnb renters since 2021.
"The weed, the smoking, the drugs," resident Nicky Buggs told Channel 2 Action News (WSB-TV) about her concerns.
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But, those are not the only issues. Since Airbnbs took over the building, residents say they have seen their homeowners association (HOA) fees and utility bills increase. And understandably, they’re not happy about it.
The hidden cost of living among Airbnbs
Living among Airbnbs is as unpleasant for these Atlanta residents as you might assume.
“I see females running up and down the halls with no clothes on,” resident Zeda Stanley Sartor told Channel 2 Action News.
Since limited liability companies (LLCs) were reported to have turned a large number of units in the building into Airbnbs, there have been frequent parties and lots of noise.
But residents’ frustrations go beyond that. Not only have their HOA fees increased, but they say the floors with Airbnbs are the ones being prioritized for upgrades, while non-Airbnb floors are being deprioritized. That’s not surprising since, at this point, residents say Airbnb owners control the HOA board.
The HOA board told Channel 2 Action News that eventually, all floors in the building will get updated, acknowledging that renovations are sorely needed.
“We cannot do them all at once. It’s a 21-floor building, can’t be done,” board member Marsha DeQuiors said.
But, condo owners aren’t thrilled to suddenly see their HOA fees rising after staying the same since 2018. They’re also not thrilled that since Airbnbs have moved in, their water bills have also risen — with leaks also becoming more of a problem.
"We even looked at like, OK let’s just meter each unit and make everybody responsible for their own water, and the building’s not designed for that," board member Jamey Waters told Channel 2 Action News.
Residents say they complained to state and local leaders, who pledged to place limits on Airbnbs. But, when Channel 2 Action News combed through records, it learned that just 11 of the dozens of units being used as Airbnbs had the required licenses to serve as short-term rentals.
“We can do some research on that,” DeQuiors responded when asked about that.
The HOA plans to put cameras in hallways to keep track of what’s going on in the building in hopes to stave off problems from Airbnb tenants. But, the board says that HOA fees must keep rising to keep the building running.
Channel 2 Action News reached out to Atlanta City Council for an update on the Airbnb limits they’ve been asked to consider. Reporters were told that one ordinance was recently introduced, while another was still under consideration.
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The risk of Airbnbs
Having Airbnbs take over a condo building is more than just a hassle for the people who live there. Not only can it lead to increased utility bills, but it could also lead to homeowners insurance premium hikes.
There’s inherent risk for insurers because short-term guests may be more likely to cause damage than residents. It’s in the best interest of residents, for example, to maintain a smoke-free environment if the building’s rules dictate that. There’s little to stop an Airbnb tenant, who’s staying for just two nights, to light up a cigarette — and worst case scenario, for that to start a fire.
As such, the addition of Airbnbs could cause a building’s insurance rates to rise — that is, if policies aren’t canceled altogether. Provider Harris Insurance explains that short-term rentals can affect the availability of insurers willing to cover a given building, since insurers tend to view these arrangements as higher risk.
It’s also important to remember that homeowners policies don’t just cover property damage. They also include liability coverage for incidents where residents or guests are injured on site.
All it takes is for one Airbnb guest to get out of hand before someone gets hurt, or a series of people get hurt, costing insurers money. That’s not something they want, so the easier route may be to cancel policies if hiking up premiums doesn’t suffice.
While it’s easy to see the appeal of renting out condos on a short-term basis through platforms like Airbnb, the reality is that it can introduce a world of financial risk — both for the condo owners and the neighbors who live with a stream of revolving guests.
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This article provides information only and should not be construed as advice. It is provided without warranty of any kind.
