In August 2025, Airbnb announced a major restructuring of its service fee collection method.
For hosts using property management software (PMS, or channel manager), this change will take effect starting October 27, 2025.
The goal of Airbnb is to simplify pricing by making it clearer what guests are paying, but this also leads to a redistribution of costs between the host and the guest.
In this article, we will explain what is changing, how to prepare for it, and especially how to protect your margins.
What’s changing: from “split-fee” to “host-only”
Current mode (before October 27)
The host pays ~ 3% service fees, deducted from the amount they set.
The guest pays an additional "service fee" of approximately 14.1% to 16.5% on the total amount of the reservation (excluding taxes).
The distribution cost is shared between the host and the guest
New mode (starting October 27, for guests with PMS)
The host will pay a 15.5% service fee on the total reservation (night price + additional fees).
The guest will no longer see this separate "service fee" — the price they see will be the final price (excluding taxes).
The distribution cost is fully borne by the host
Some clarifications:
The new mode will automatically apply to guests connected via PMS on October 27, 2025.
The hosts who are not connected via PMS (and remain in "split-fee" mode) will be able to continue doing so until December 1, 2025, at which point the change will extend to almost all hosts.
The percentage of 15.5% reflects an overall average of the service fees that Airbnb has been charging so far.
Why this change? The reasons and stakes
- Transparency for the guest
Airbnb wants guests to see a more transparent "final" price, without having to add up "hidden" fees. - Standardization of the model
By adopting an integrated host-side commission model (similar to that of traditional OTAs), Airbnb makes its structure more comparable to Booking, Expedia, etc. -
Simplification of price management
For hosts using a PMS, all pricing (nightly rate + fees) will be accounted for in a single stream, which reduces the complexity of synchronization between channels.
But this change is not without challenges for the hosts:
- The cost for the host increases significantly if you do not adjust your rates.
- It is important to ensure that the additional fees (cleaning, extra guests, etc.) are also adjusted.
- The customer may perceive a price increase even if your margin remains the same, which requires transparent communication.
- In certain jurisdictions, the "display price" is what taxes will be calculated on, so this change may have a fiscal or regulatory impact.
How to protect your margins: recommended steps
Here are the steps that every host or manager using a PMS should follow before October 27:
1. Recalculate the correct "markup" to cover the 15.5%
Since the fees are changing from the “3% + guest service” model to “15.5% all-inclusive,” you need to raise your prices so that your net income remains similar.
The formula often recommended is:
New price = Old price × (0.97 ÷ 0.845) ≈ Old price × 1.1479
- 0.97 = what you were receiving after the current 3%
- 0.845 = what you will receive after the 15.5% So to compensate, you need to increase your prices by about 14.8%.
2. Adjust fixed costs (cleaning, extras, etc.)
The new rate of 15.5% will apply not only to overnight stays but also to cleaning fees, guest supplements, etc.
So these amounts must also be recalculated to maintain the same net profitability.
3. Update the settings in the PMS / channel manager
- Check or adjust the specific Airbnb markup to reflect the new distribution cost.
- If possible, manually activate the "one-time fees / host-only" mode before October 27, to avoid desynchronizations.
- Synchronize the listings to ensure that changes are propagated without error.
4. Communicate with owners / stakeholders
If you manage properties for owners, it is essential to explain simply:
- That the "Airbnb cost" is simply shifted onto the host.
- That the total price paid by travelers tends to remain similar.
- Show "before / after" examples to demonstrate that the margin does not change if everything is adjusted correctly.
5. Test and monitor after the switch
- Make a "test booking" to verify that the displayed amounts, the commission taken, and the net received match the forecasts.
- Monitor performance (booking rates, guest price-conscious reactions) to detect any negative effects.
- Adjust promotions, discounts, or conditions as needed to remain competitive.
Some alerts & gray areas to watch
- Some hosts or PMS may misconfigure the markup, which could lead to a decrease in revenue if the cost is not fully absorbed.
- In certain regions, the "displayed price" is subject to taxes or regulations; the increase in the gross price may impact local tax obligations.
- Airbnb expects that some hosts with "Super Strict" policies or for long stays (> 28 nights) may have different exceptions or adjustments.
- The transition will be automatic for PMS hosts, so if you do nothing, there is a risk of margin imbalance.
- Guests not connected via PMS will have more time (until December 1st) before the change.
Conclusion
The change in the calculation of Airbnb fees, starting October 27, 2025, for hosts using a PMS, is a significant but predictable evolution. If approached proactively (adjusting rates, checking the markup, clear communication with property owners, etc.), it is entirely possible to maintain margins while offering more transparent pricing for travelers.
👉 Need help adjusting your prices or properly setting up your PMS?
The Lodixa team supports owners and managers in updating their pricing strategies and tools to remain profitable despite platform changes.
📩 Contact us today for a free analysis of your current settings.