Identity verification, virtual security deposits, damage reporting: best practices for protecting your property without putting off your guests.
Protecting your property without scaring guests away
As a short-term rental host in Belgium, one of the most frequently asked questions is: how do you effectively protect your property against damage, non-payment and problematic behaviour — without setting up a security arsenal that puts off good travellers?
The answer comes down to one word: balance. The best Belgian hosts don't choose between protection and hospitality — they combine them intelligently. They use the tools available on the platforms, put rigorous processes in place, and screen guests upfront rather than dealing with problems afterwards.
This guide covers everything you need to know about security deposits, check-in inspections, identity verification and good practice in short-term rental management in 2026.
Reference figure: According to Airbnb data, fewer than 0.1% of stays result in a report of significant damage. The vast majority of guests are respectful. Smart upfront screening protects you from that 0.1% without penalising the remaining 99.9%.
The Airbnb damage deposit: how it works and best practices
The Airbnb damage deposit is one of the most misunderstood topics among new hosts. Here's how it really works in 2026.
How does the Airbnb damage deposit work?
On Airbnb, the damage deposit is not charged upfront to the guest's card. It is simply stated in your listing (an amount of 0 €–5 000 €). The guest is informed of it when booking, which has a deterrent effect. If damage is found, you must:
- Report the damage via Airbnb's "Resolution Centre" within 72 hours of the guest's departure.
- Provide evidence: time-stamped photos, replacement or repair invoices, quotes.
- First try to reach an amicable agreement with the guest via Airbnb messaging.
- If no agreement is reached, submit the dispute to Airbnb for arbitration.
AirCover: the host's real safety net
Beyond the deposit, Airbnb offers AirCover for Hosts (included free with every host account):
- Damage protection up to $3 million for major property damage (furniture, equipment, structure)
- Coverage for art and jewellery up to $25,000
- Liability protection up to $1 million in the event of an accident involving a guest
- Coverage for vehicles damaged on your property
AirCover is a major safety net. But be careful: it does not replace specific short-term-let home insurance. It applies as a complement, and claiming it requires solid evidence (photos, invoices).
Real-world example — AirCover reimbursement: Pierre suffered damage to a leather sofa (replacement cost 450 €) and opened an AirCover claim with time-stamped photos taken before the stay (mint condition), photos after the stay (deep scratches and a stain), and a purchase order for an identical sofa. Airbnb reimbursed 380 € within 5 business days. Without the time-stamped photos taken during the pre-stay clean, the claim would very likely have been rejected.
The deposit on Booking.com: a different approach
Booking.com works differently from Airbnb on the question of deposits. Here are the options available to property owners and hosts on Booking.com.
Deposit options on Booking.com
- Pre-authorised security deposit: you block an amount on the guest's card at arrival, with no actual charge. The pre-authorisation expires automatically if no incident is reported.
- Cash deposit on arrival: a common practice in southern European countries, less used in Belgium but legally possible.
- Bank transfer: the guest transfers an amount before arrival, refunded after departure if there's no incident.
- Card imprint: you keep the card details as a moral guarantee.
What deposit amount to set?
The deposit amount should be dissuasive without being prohibitive. Practices observed in Belgium:
- Studio / 1-bed: 150 €–300 €
- 2-bedroom flat: 300 €–500 €
- 3-bedroom flat or house: 500 €–800 €
- Villa or upscale house: 800 €–2 000 €
A deposit that's too high relative to the nightly price can scare off good travellers. As a general rule, a deposit equal to 1 to 3 nights' rate is seen as reasonable by guests.
Tip: On Booking.com, some Belgian hosts use
Swikly or
Superhog for secure, professional online deposits, compatible with all booking platforms. These tools create a deposit payment link independent of the booking platform.
Short-term-let insurance: don't confuse it with AirCover
AirCover is not insurance in the strict sense. For full protection of your property in short-term letting in Belgium, you need specific home insurance.
Why your standard home insurance isn't enough
Most Belgian home insurance policies explicitly exclude damage occurring during commercial letting to third parties. Letting on Airbnb without informing your insurer can invalidate your cover in the event of a claim — even a fire or water damage.
Specialist short-term-let insurance in Belgium
- Axa Protection Location: a product specific to furnished short-term letting, available in Belgium.
- Baloise Rental: full coverage including damage caused by guests.
- Assurément Courtiers: brokers specialising in insurance for Belgian tourist accommodation providers.
Budget between 150 € and 400 €/yr for suitable short-term-let insurance, depending on the property's value and location.
The check-in inspection: your best protection in a dispute
On Airbnb, there's no official check-in inventory in the legal sense (as there is with long-term letting). Your protection rests entirely on the systematic photo documentation you produce before and after each stay.
The photo protocol: step by step
Here is the protocol followed by short-term rental management professionals in Belgium:
- Systematic photos before every arrival: every room from several angles, every notable appliance (television, coffee machine, dishwasher), the state of the folded household linen, appliances, walls and floors.
- Automatic time-stamping: photos should have a visible time stamp (activate GPS and date metadata in your smartphone settings).
- Photos on departure: your cleaning team also documents the state of the property at the end of each stay, before cleaning.
- An up-to-date detailed inventory: in your digital house guide, list every item present with its condition.
Tools for documenting and managing the inspection
- Properly: an app dedicated to short-term-rental cleaning teams. Photo checklists by room, automatic time-stamping, a report sent to the owner after every turnover.
- Turno (formerly TurnoverBnb): scheduling and coordination for cleaning teams with built-in photo documentation.
- Breezeway: a professional operations-management solution including inspections, checklists and reports.
Recorded messages: your contractual proof
Always communicate via the platform's official messaging system (Airbnb or Booking.com) for any exchange related to the stay, the conditions or any issues. These messages are your proof in the event of a dispute. Going off-platform (WhatsApp, personal email) deprives you of this protection.
Real-world example — Dispute resolved thanks to photos: Isabelle, an owner in Ghent, found a cracked shower screen after a stay. Replacement value: 320 €. She had time-stamped photos showing the screen intact 2 hours before arrival (taken by her Properly team). The guest disputed responsibility. Airbnb, on seeing the photographic evidence, granted a full refund within 4 days. Without these photos, the claim would very likely have been rejected.
Identity verification and guest screening
The best way to protect yourself from damage is not to accept high-risk guests in the first place. Here are the tools and practices used by experienced Airbnb host owners for screening.
Verification tools on Airbnb
- Mandatory identity verification: enable the identity-verification requirement (passport or ID card) in your listing settings. Airbnb verifies these documents — unverified guests cannot book with you.
- Host recommendations: enable the "recommendations only" option for festive weekends (New Year's Eve, Valentine's Day, the eve of public holidays) — only guests recommended by other hosts can book.
- Manual approval: disable "instant booking" for sensitive dates. You receive a booking request you can accept or decline.
- A profile with reviews: require a profile with at least 3 positive reviews from previous hosts for festive weekends or major events.
Warning signs to watch for in a booking request
- A profile created very recently (under 3 months) with no reviews at all
- A booking message that's vague or non-existent about the purpose of the stay
- An unspecified or under-declared number of guests
- A request for a substantial discount off-platform or for direct payment
- A last-minute booking for a festive weekend with an incomplete profile
- A profile location inconsistent with the stated purpose of the trip
Screening on Booking.com
Booking.com offers fewer native screening tools than Airbnb. Compensate with:
- Clear booking policies in your listing description (no parties, maximum number of guests, house rules).
- The "Non-refundable" option for last-minute bookings, which attracts more reliable guests.
- Collecting the deposit at arrival.
- Verifying the phone number and email before arrival.
Pro tip — "hidden parties": for high-risk weekends (New Year's Eve, Valentine's Day, Halloween), combine the rules "profile with 3 reviews minimum + manual approval + maximum deposit". This combination eliminates ~95% of problematic bookings.
Insurance and liability: what every Belgian host needs to know
As a short-term-let host in Belgium, your civil liability is engaged in the event of an accident occurring in your property during a stay. Here's what you need to know.
The owner's liability
Under Belgian law, the owner of a rental property is required to ensure the safety of the accommodation they make available. If a guest is injured because of faulty equipment (a slippery staircase, a faulty electrical cable, an unstable balcony), your civil liability may be engaged.
Preventing accidents: the safety checklist
- A CO (carbon monoxide) detector if there's a gas boiler or a fireplace
- An accessible fire extinguisher, checked annually
- A visible, complete first-aid kit
- Emergency numbers displayed clearly
- Staircases and balconies with railings that meet standards
- Safety lighting in common areas
- easy-to-use lock system
Smart locks: security and practicality
Smart locks (such as Nuki, Igloohome, or August) offer several major security benefits:
- A unique code per stay — automatically invalidated after checkout
- A full access log (who entered, at what time)
- Remote deactivation in case of a problem
- No physical key handover = no risk of a key being copied
Cost of a quality smart lock: 150 €–300 €. It's one of the best security investments for a short-term-let host.
Real-world example — Smart lock in Brussels: Karim manages 4 flats in Brussels (Ixelles, Saint-Gilles). Since installing Nuki locks on all his properties in 2023, he's had no more incidents of missed key handovers or guests refusing to leave on time. His cleaning team has a permanent code, guests receive their code 2 hours before arrival, and Karim can check from his phone whether the property has been vacated on time at checkout.
What to do in the event of damage or an incident?
Despite every precaution, incidents happen. Here is the recommended action protocol for owners in short-term rental management.
Action protocol on Airbnb
- Document immediately: time-stamped photos as soon as the damage is noticed, before any cleaning or repair.
- Contact the guest via Airbnb messaging within 24 hours of departure to report the issue and seek an amicable agreement.
- Open a case with the Resolution Centre within 72 hours of departure if no amicable agreement is reached.
- Provide all evidence: before/after photos, repair or replacement invoices, tradesperson quotes.
- Claim AirCover if the amount exceeds the deposit or the guest disputes it.
Action protocol on Booking.com
- Document immediately with photos.
- Activate the pre-authorised deposit before the guest's departure if damage is found before they leave.
- Report the damage to Booking.com via the partner extranet within 48 hours.
- Keep all documents for any potential legal proceedings (Justice of the Peace) if the amount is significant.
Final tip: Never accept payment off-platform, and never share sensitive information (address, access code) before the booking is officially confirmed. These precautions protect you from both scams and disputes — and are the golden rules of every experienced Airbnb host in Belgium.
