How do you know it's a good vacation rental?

[ConnieB]

I've been checking out various websites that have been recommended here on DIS...and wow, the choices are vast and oh so different. You can get 3 bedrooms from $450 a week all the way up past $1,000 a week. I realize "location, location, location" may drive up prices, but in comparing the amentities they all seem very similiar....spacious, private, pools, kitchens, etc....the photos are all different decor, but the baseline is they're all nice houses. So how can some be $450 a week and some be over $1,000? Are some of these homes actually scams? That worries me a lot....I don't want to reserve a beautifully photographed home and arrive to find that it's actually a decade old photo and the reality is it's a dump, lol....ok, that's an exaggeration obviously, but how can you protect yourself?

For example....the $450 a week house....it's gorgeous in the photos, all the amentities I see in the other more expensive places.....one downside is it's a community pool, but hey we're going in January, probably not much swimming anyway. But in looking at availability it's wide open from September on....not a single week booked (at least on the website, could it be they're bad at keeping that updated?)....it shows over 1,000 viewings so it's not hidden. It's in Davenport, and says 10 minutes from Disney. This same owner lists another property, 4 bedroom this time, but pool on property and it's only $470 a week, also in Davenport.

My other question is pool heating....yeah, I said we probably won't swim in January, but what if we decide we DO want to....is it usually possible to call the management and have the heated added for just a few days, or is it an all or nothing payment? Some of these places charge $30 a day for heating a pool......I don't pay that much in electricity per day for my entire house in the summer with the air on constantly! Have had houses with and without a pool and I know it costs a bit to run, but not that much!

So....I guess my real question is how to protect yourself? What questions to ask, what things in the ad might raise the red flag of warning, is it kosher to ask the owner for a viewing first (relative lives 2 hours away but I might convince them to go check it out for me). I do notice most of these places speak of 'licensed' so I'm guessing some government agency somewhere collects a fee to allow people to rent....do they also do any inspections? Can I get a report on this property, either inspection or perhaps complaints? What is typical cancellation/refund policy if we get there and it's less than we expected are we stuck?

I'm determined to save a bundle not staying onsite, but now that I'm actually ready to start getting serious about booking off site, I have worries creeping in.

Thanks for any insight, warnings, advice....even horror stories so I can learn from your misfortune!

 

[JANNYANS]

The first thing you can do is check the county website to make sure the person advertising the home actually owns it.Each county will have its own site .
You then go on to ask the owner any question you want answered -fi they are reluctant to answer -move on -any owner worth their salt will not mind answering question all day long.
The pricing is a purely personal thing with the owners.Some charge a fair rent for their homes and then have the $$ to keep upgrading without having to subsidize it from other sources.Others take the view that they would rather charge low rates and have it full but then maybe not have the resources they need .$450 does seem rather low IMO 12%of that will be lost in taxes then there are the utilities ,phone management charges -so out of that the owner won't be getting much -but thats their decision.I understand it makes it great for renters but it does make others who charge more look as if they are trying to rip guests off.
The pool will be freezing in Jan without heat .Most owners have the facility to have their man co switch pool heat on but you should bear in mind if it has been switched off for any time it will take at least 24 hours to reach the temperature and the charge may be higher than pre booking it as the man co may charged a fee for the visit and this may get passed onto you.

There are no reports held on rental homes but you could ask for references from previous guests from the owner .It isn't usually done for people to visit the homes as in an inspection visit as they may have guests in but you could ask the owner I suppose .
The cancellation policies are usually individually done by each owner and will vary from home to home -bear in mind that with a home there is no chance of a walk in guest as a hotel has so there will probably be stricter guidelines .If you get there and it is not what you expected phone the man co immediately and put your concerns -they are there to put things right on behalf of the owner and should do all they canto rectify what ever is wrong.They will probably have the means to move you to another home if absolutely needed
but as it will be a home belonging to another owner you will have to pay and claim back from the original owner -this is why you should have travel insurance to help out .

You say the properties are in Davenport which may explain in part why the homes are less $$$ but not always -some of the most expensive homes I know of are in Davenport and are worth every cent .If you want any more guidance -my home is in Davenport and I may be able to track the owner on the county site for you .
Hope this all helps

 

[Mainebound]

You can get 3 bedrooms from $450 a week all the way up past $1,000 a week. I realize "location, location, location" may drive up prices, but in comparing the amentities they all seem very similiar.

I wish it were true that price tracks quality, but that has not necessarily been my experience. Frankly, some owners are just deluded about the market and the value of their rental. They charge way way too much. Other owners may be strapped for cash -- going through a divorce, job loss, etc. and just want to rent out as much as they can to stem the outflow. The second, cheaper, house may be a lot nicer than the first.

Another thing to consider is whether you want or need the things that make some homes expensive. For example, we decided that we really preferred less expensive furnishings, to minimize our stress over breaking things, and we try to avoid "Disney theming" b/c that usually translates to an unusable Princess Bedroom for my all boy family. And sure, we want a comfortable bed, but we don't need a pillow top mattress and 400 thread counts sheets on vacation when we don't even have those things at home.

This is why you have to do your research to make sure you are getting good value for your money.

But as to the question of whether an owner is actually "scamming" you -- you've already gotten great advice as to how to drastically minimize the chances of that happening. We have been renting for years and frequenting several renters boards, and only once have I seen someone rent a home that was too filthy to even stay in. And in that case, another homeowner in the same neighborhood let them stay for free at their place!

We have met some wonderful people -- not just owners, but even management companies, neighbors, and others -- through renting homes in the Orlando area, and indeed in many other places as well. I highly recommend it!

 

[dougsmom98]

You have been given good advice regarding how to avoid a scam. If for some reason you do not find the tax records (it can be tricky), then ask the owners who their management company is and they will be able to verify ownership. January is a slow time so low prices aren't surprising, especially in Davenport. Almost all owners lower their prices for January so if the prices in communities closer to Disney are lower, then the prices further out are going to be lower too. Do those prices include tax and pool heat? If not, when you add those in the prices seem normal to me for Davenport. We were quoted $1000-$1300 tax and pool heat included for 5 bedroom 5 bath homes in Davenport for President's Week. We love Davenport for that reason. Home owners in the Formosa Gardens area were often twice that price for the same amenities during President's week. An extra 10 minute drive is worth if for me to save that much money. Perhaps there is an owner on this site from Davenport, but my guess is that they just don't get as many booking because they are further out. I think you will know whether or not to book through someone based on your gut feeling about them through your contacts with them. Good luck.

 

[JANNYANS]

My home is in Davenport but I don't have such low rates as the OP has found -even factoring an increase for the fact I have a 5 /3 as I feel my home is worth what I charge considering what I offer and I do fine for rentals .There are many factors that go towards what an owner charges for their home but some owners just don't realize that what they offer is worth a lot more than they charge -but each to their own .If you find a home that is what you want -do your homework and go for it .