Smart home setup for Airbnb and short-term rental hosts

Rules first: platforms and local law

Airbnb prohibits security cameras and recording devices inside the home, including bedrooms, bathrooms, hallways and living rooms, and any hidden camera. It allows exterior cameras and doorbell cameras if you disclose them in the listing. Noise decibel monitors that do not record audio may be used indoors except in bedrooms, bathrooms and sleeping areas, and must be disclosed. Vrbo’s policy, from Expedia Group, says surveillance devices such as cameras and audio recorders are not allowed inside a vacation rental, and noise monitors are allowed only if disclosed before booking and if they do not record or transmit audio.

Both platforms require disclosure of smart home devices, and guests should be able to unplug or disable a speaker or display. Your city or HOA may also require permits, taxes or limits on devices. State laws on recording audio vary, and consent rules can differ by state; if in doubt, ask a local attorney. This page is not legal advice.

Locks: a code for each booking

Smart locks save the most trips. Create a unique code for each reservation, with a start and end time, and delete it after checkout. Set the lock to auto-lock. Give the cleaner a recurring code, not the guest’s code. Keep a physical key in a lockbox as a backup, and read what happens when a smart lock battery dies so a dead battery never strands a guest at midnight. Pick a keypad that works offline, so codes still work when the internet is down. Our guide to sharing smart home access covers invitations and permissions.

• Test each new code from outside before the guest arrives.
• Do not reuse codes between guests.
• Review the lock log after each stay.

Climate: set limits, then leave it alone

A thermostat lets you save energy between bookings and keeps the home comfortable on arrival. The Department of Energy says you can save as much as 10 percent a year on heating and cooling by turning the thermostat back 7°F to 10°F for 8 hours a day. For a rental, set an away setback between stays and a cap range during bookings so guests cannot run the system at extremes. Pick a thermostat that supports locked limits or guest access with a restricted range. If your thermostat has no C-wire, see smart thermostat without a C-wire.

Noise: decibels, not microphones

A noise monitor measures sound level without recording audio, which is what both platforms allow. Many run on hardware plus a monthly per-property subscription. Place them in common areas, never in a bedroom or bathroom, disclose them in the listing and set a threshold for alerts, such as a sustained level for several minutes, rather than a single spike. Some vendors also report motion or occupancy; check that features match platform rules.

Cameras and doorbells: outside only

An exterior doorbell camera or yard camera is allowed on both platforms if you disclose it, and cannot view areas where guests expect privacy, such as outdoor showers or saunas. Follow the FTC’s basics for cameras: unique passwords, two-factor authentication and updates. See apartment door camera rules if the home is in a multi-unit building.

Water leaks: the costliest surprise

An unattended home leaks quietly. The EPA estimates the typical home loses more than 9,300 gallons a year to leaks. Add leak sensors at the water heater, under sinks, behind the washer and dishwasher and near toilets, and consider an automatic shutoff valve if guests are frequent and your plumbing is old. See the water leak protection kit for placement and prices.

Cost and checklist

1. Disclose cameras, noise monitors and smart speakers in the listing.
2. Test the lock, thermostat and sensors before each stay.
3. Delete the previous guest’s code and reset thermostat limits.
4. Check battery levels on locks and sensors monthly.
5. Ask your insurer which devices and host policies apply to short-term rentals.