Airbnb's New Rules: Why Central Reservations Doesn't List on Airbnb

For an Ocean City property owner, choosing where to advertise a vacation rental involves more than getting another booking. It also affects how guests are screened, what terms govern their stay, how problems are resolved, and what ultimately reaches the owner's bottom line.

Airbnb's October 20 announcement brings those questions into focus. Its new policies, effective for reservations booked on or after November 20, 2026, place additional limits on separate rental agreements, collecting guest information, and host-imposed requirements. There are exceptions, and hosts retain ways to communicate with guests and address problems. But the changes reinforce concerns that have shaped Central Reservations' approach for years.

Central Reservations has never listed its properties on Airbnb. We made that decision long before this announcement because we believe our owners benefit from a more direct relationship between the guest, our local management team, and the property's written lodging agreement.

What Airbnb changed

Airbnb's announcement introduced a simpler structure for house rules and requests. It also clarified restrictions on checkout chores, fines, separate contracts, and collecting personal information.

For owners, several distinctions matter:

• Separate rental agreements are generally restricted. Exceptions include agreements required by law or community-association rules, agreements for optional amenities, stays of 28 nights or more, and Airbnb Luxe listings.
• Collecting guest information is restricted. Exceptions apply to certain legal requirements, documented association rules, and permitted contracts.
• In-person ID checks remain possible. Hosts can physically check identification at arrival when the requirement is properly disclosed. Keeping a copy is generally restricted unless an exception applies.
• Hosts generally cannot impose their own fines or penalties. Damage reimbursement follows a separate process through AIrbnb. Hosts can disclose potential fines imposed by local government or a community association, which is much more complex than the norm.
• Certain checkout chores are prohibited. Airbnb generally does not allow tasks requiring significant effort or work ordinarily performed by a cleaner, such as stripping beds or washing and putting away dishes, meaning more time consuming and difficult cleaning.

These policies apply based on when a reservation is booked. Reservations booked before November 20 remain subject to the previous policy, even if the stay takes place later.

Owners should review Airbnb's contract and guest-information policy alongside its house-rules policy, especially when a condominium association has requirements of its own.

Why Central Reservations has never listed on Airbnb

Our decision has always centered on how we manage the relationship with the guest and carry out our responsibilities to the owner.

When a guest reports a problem, our team wants to understand what happened, review the circumstances, and coordinate a response. When a reservation raises questions, we want to discuss those questions before approving it. And when someone stays in a property we manage, we require them to sign our lodging agreement.

Airbnb has its own procedures for these situations. Its refund policy allows hosts to provide information and dispute a guest's claim, but Airbnb can make decisions that reduce a host's payout. That decision making process doesn't work with the way we prefer to operate.

Payment procedures are another consideration. Airbnb typically releases a host's payout about 24 hours after guest check-in, with timing dependent on the reservation and payment arrangements. At Central Reservations, our team collects guest payments and administers them under our agreements and company procedures. Again, under more favorable conditions for our property owners.

Our position is straightforward: a booking channel needs to "support" the service we have committed to providing. Additional visibility & exposure for a property has value, but we weigh that value against the channel's costs, requirements, and effect on the owner's experience.

A conversation before the reservation is approved

For properties we manage, the reservation process starts with a "hold". Our team needs to approve the reservation, including when it comes through Vrbo.

That gives us an opportunity to clarify the number of occupants, explain property-specific requirements, determine the purpose of the stay, and answer questions. We disclose applicable smoking and pet policies, occupancy limits, and other expectations that should be understood before arrival.

Our lodging agreement also requires guest registration identifying everyone who will be staying and their ages. Our general policy does not permit group rentals for guests under 25, with exceptions at a small number of properties.

Those steps give our team a record to reference if questions arise later. They do not guarantee that every guest will follow every rule, but they help us identify discrepancies and establish expectations before a problem develops.

Airbnb hosts can also communicate with guests and set occupancy limits. Our distinction is the specific conversation, registration, and agreement process we require for the homes & condos entrusted to us.

Why our lodging agreement matters

Central Reservations' experience managing Ocean City vacation rentals dates to 1978. Our lodging agreement reflects that experience, and we review its terms regularly as our market and operating needs change.

A useful agreement should explain more than arrival and departure times. It should establish occupancy expectations, responsibilities during the stay, damage procedures, and the terms that apply when something does not go as planned.

Ocean City properties also have details that deserve individual attention. Condominium buildings can have their own parking restrictions, registration procedures, amenity rules, and occupancy requirements. Guests should understand the requirements that apply to their particular stay.

Airbnb's restrictions do not mean its reservations have no contractual terms. They do mean that a manager's ability to require a separate signed lodging agreement is limited to specified circumstances.

For us, using our lodging agreement consistently is an important part of how we manage properties. Owners comparing rental companies should ask to see the guest agreement as well as the management agreement. They serve different purposes, and both deserve attention.

Our guide to Ocean City rental management agreements explains the questions owners should ask before choosing a manager.

What happens when something is damaged

At Central Reservations, guests can choose our $89 accidental damage waiver or a refundable security deposit. The waiver provides up to $2,500 in protection for eligible accidental damage per stay, subject to its terms.

The words "eligible" and "accidental" are two important terms. A broken item needs to be evaluated, documented, and handled according to the agreement. Normal wear, a pre-existing problem, and negligent guest damage are not necessarily treated the same way.

Our team coordinates that process, including arranging an appropriate repair or replacement when warranted. Damage outside the waiver's coverage is addressed under the lodging agreement and applicable procedures. An agreement establishes responsibilities, but it does not guarantee recovery of every loss.

Airbnb offers a different process through AirCover for hosts. That program includes Host Damage Protection and separate host liability insurance. Host Damage Protection itself is not insurance, and its reimbursement process has deadlines, conditions, and exclusions that can prohibit a satisfactory solution for the property owners.

Owners should compare how each process works rather than relying only on a coverage amount. Who documents the damage? Who follows up? What is excluded? What happens if the guest disputes responsibility?

Read our current rental policies, and ask our team to walk through the applicable terms. Neither a damage waiver nor a platform protection program eliminates the need to understand your own property-insurance coverage.

Local accountability when something goes wrong

A refrigerator stops cooling. A guest reports a water leak. A building closes an amenity. A storm changes arrival plans.

Those situations require someone who can assess the issue, communicate clearly, and coordinate the next step. Our team works locally with area vendors and contractors, and our service includes after-hours emergency assistance.

For properties within Ocean City town limits, local responsiveness is also part of the regulatory framework. The Town requires an authorized contact who can respond within 60 minutes and address property issues and code violations.

Airbnb does provide ways for hosts and guests to communicate. Phone contact is available after confirmation, although some reservations use temporary numbers - meaning if we need to contact a guest after a stay, that may not be possible.

What we value is managing those communications directly within our established operating process. Owners should understand who handles an urgent situation, what authority that person has, and how the owner will be kept informed.

Storm-related refunds and cancellations deserve the same clarity. Airbnb's Major Disruptive Events Policy can override a listing's cancellation policy for qualifying events. With any manager, owners should review the applicable cancellation and emergency provisions before a storm is approaching.

Does avoiding Airbnb mean giving up rental income?

It is a fair question, and it deserves more than a promise.

Additional booking channels always have the potential to produce additional income. Whether those reservations improve an owner's results depends on the property, the dates available, pricing, fees, operating costs, and whether the same dates might otherwise have booked through another source.

Airbnb's single-fee structure generally charges most hosts 15.5%, including hosts using property-management software. That cost must be considered when comparing the booking price with what the host receives.

For illustration, retaining $1,000 after a 15.5% platform fee requires a price of approximately $1,183 before other applicable costs. That calculation explains the effect of the fee. It does not establish what every property charges or what every guest saves.

At Central Reservations, our approach combines our own website and reservation team with selected distribution partners, including Vrbo. We also work to bring guests back and help them understand the value of booking directly, which often times can save them a substaintail amount of money.

When we review a property with an owner, the useful question is how the overall strategy supports that property's goals. A full calendar matters, but so do net income, owner-use plans, property condition, and the quality of the management behind each stay.

Where booking direct can make a difference

Guests booking directly with Central Reservations can save up to 20% to 25% compared with booking the same property through a third-party marketplace, depending on the property, dates, rates, and applicable fees. Savings vary and are not guaranteed for every reservation.

The meaningful comparison is the final total for the same property and stay. Guests should compare cancellation terms, taxes, mandatory charges, optional purchases, and payment-method charges rather than looking only at the advertised nightly rate.

Booking directly also gives guests a straightforward connection to the company managing the property. They can ask about the building, clarify what is included, and discuss the details of their stay with our team.

For owners, that relationship creates an opportunity to earn the guest's next reservation. A good experience, clear communication, and an easy return-booking process are all parts of the service we work to provide.

Questions to ask your current rental manager

Airbnb's changes give owners a reason to review their rental arrangements, whether or not they are considering a move.

Ask your manager:

• What guest information do you collect, and how is it protected?
• Which lodging agreement applies to each booking channel?
• How do you address property-specific and condominium requirements?
• Who documents damage and handles reimbursement disputes?
• Who can authorize refunds or other adjustments?
• Who responds locally when something needs attention?
• How do you evaluate whether a booking channel improves my net results?

A manager should be able to explain the process and show you the relevant documents. The answers will tell you more than a projected revenue figure alone.

Frequently asked questions

When do Airbnb's new policies take effect?

They apply to reservations booked on or after November 20, 2026. Earlier bookings remain subject to the previous policy, even when the stay occurs later.

Does Central Reservations list properties on Airbnb?

No. We have never listed our properties on Airbnb. We market through our own website and reservation team, Vrbo, and selected other channels.

Do guests booking through Vrbo follow the same Central Reservations process?

Yes. Our team needs to approve the booking, and our lodging agreement and guest-registration requirements apply.

Can Airbnb hosts still check identification and call guests?

Yes, within Airbnb's policies. Properly disclosed in-person ID checks can be permitted, and phone contact is available after confirmation. Restrictions apply to collecting and retaining personal information.

Will my property earn more with Central Reservations?

That requires a property-specific conversation. We review your property, availability, personal-use plans, expenses, and rental expectations rather than promise the same result for every owner.

Review your property's rental strategy with us

If your property is currently listed on Airbnb, we can discuss how the changes affect the management approach you want. If you are considering renting for the first time, we can walk through preparation, guest procedures, and realistic expectations.

Call Central Reservations at 410-723-4111 for a confidential conversation about your property. Bring your questions and, if you already rent, your current agreement and recent performance information. We can review the details together.

If you are still considering a purchase, the Fritschle Barker Group at GrantF.com can help you evaluate properties around how you want to use and rent them.

About this article: Airbnb policy information was reviewed October 28, 2026. Central Reservations' operating practices reflect information provided by Grant Fritschle and the company's published policies. The applicable agreements and program terms govern individual reservations.

About the Authors

Central Reservations Leadership Team
Ocean City's vacation rental experts since 1978. Family-owned. Locally operated. Managing nearly 400 oceanfront, ocean block, bayfront, and bayside properties with a commitment to quality, transparency, and guest satisfaction.

Grant Fritschle, Owner and Broker
A second-generation Ocean City professional, Grant sets the ethical tone for Central Reservations and leads the company's commitment to delivering results and peace of mind for both owners and guests. Grant also leads The Fritschle Barker Group at Keller Williams Realty of Delmarva, specializing in oceanfront, waterfront, and investment properties across the Maryland and Delaware coast.

Robbie Harmon, Managing Director and Owner
Robbie oversees day-to-day operations with a principled, follow-through approach that has earned long-term trust from property owners and guests alike.

Sherri Pusey, CFO and Owner
Sherri brings financial precision and reliability to every aspect of Central Reservations' management, ensuring owners' investments are protected and guests' expectations are met.