Airbnb Cancellation Policy 2025: What Changes for Hosts

As an introduction, here is a reminder of Airbnb cancellation policies before October 1, 2025:

Flexible: Travelers get a full refund if they cancel at least 24 hours before check-in. The host receives no payment in this case. If cancellation occurs after this deadline, the host receives the amount for nights stayed plus one additional night.
Moderate: A full refund is granted to travelers who cancel at least 5 days before check-in. After this deadline, the host receives the amount for nights stayed, one additional night, and 50% of unused nights.
Firm: For a full refund, travelers must cancel at least 30 days before check-in. If cancellation occurs between 7 and 30 days before check-in, the host receives 50% of the total amount. Less than 7 days before, the host receives the full amount for booked nights.
Strict: For a full refund, travelers must cancel within 48 hours of booking, at least 14 days before check-in. Otherwise, the host receives 50% of booked nights for cancellation between 7 and 14 days before, or the full amount after that deadline.
Super Strict (30 days and 60 days, for select hosts only): Travelers must cancel at least 30 or 60 days before check-in for a 50% refund. Beyond this deadline, the host receives the full amount for booked nights. These policies are available by invitation only.

A New 24-Hour Cancellation Window: What Changes

A Universal Cancellation Right for Travelers

All travelers booking a short-term rental on Airbnb will benefit, starting October 1, 2025, for stays of less than 28 nights, from a 24-hour cancellation window after booking confirmation, provided the booking is made at least 7 days before check-in.

This means that even with "flexible," "moderate," or "firm" booking conditions on Airbnb, the traveler can cancel without justification or constraint and receive a full refund including taxes.

For Airbnb concierge services or property owners, this now implies a mandatory 24-hour window of uncertainty after every booking.

This measure aims to strengthen transparency and trust on the client side, but it requires hosts to increase monitoring and responsiveness in managing schedules and booking flow.

Scope of the 24-Hour Cancellation Rule and Exceptions

This 24-hour cancellation window will apply by default to all listings using Airbnb's standard conditions, with the exception of a few destinations (Canada, South Africa, certain US states...) that have distinct rules.

For France and the vast majority of European destinations, this rule will become the norm. It is therefore essential to verify in which specific cases your property might be exempt, even though for the vast majority of French hosts, the application will be automatic and unavoidable. Regulatory monitoring is recommended, especially for multi-destination concierge services.

Evolution of Airbnb's Cancellation Policy Options

The Gradual Phase-Out of "Strict" Cancellation Policies

A major change lies in the gradual elimination of the "strict" cancellation policy for new listings. Starting October 1, 2025, it will no longer be possible to select this option when creating a new listing.

Existing listings already using the "strict" setting will automatically switch to a "firm" cancellation policy, unless the manager or owner makes an explicit request before the deadline.

For managers with a property portfolio, it is important to quickly identify which properties' profitability depends on tightly controlled cancellations (for example, during high season or special events) and to take the administrative steps to retain "strict" as needed. This is about securing your revenue and managing cancellation risk.

New Options: Limited Policy and Non-Refundable Pricing

For bookings made from October 1, 2025, Airbnb now offers a "limited" cancellation policy allowing travelers to cancel free of charge up to 14 days before check-in, providing more flexibility and predictability for both clients and hosts.

In parallel, the "non-refundable rate" option is expanding: you can offer your travelers an advantageous price in exchange for a complete inability to cancel or receive a refund. This feature can be an interesting lever to increase occupancy rates during off-peak periods or to attract guests looking for savings.

Be careful though: pre-contractual communication must be rigorous to avoid any subsequent disputes with travelers surprised that they cannot claim any refund in case of unforeseen circumstances.

Specifics for Long-Term Stays

The 24-hour cancellation window does not apply by default to long-term stays of more than 28 nights.

For these bookings, Airbnb provides specific cancellation conditions, sometimes negotiated, taking into account the logistical and financial challenges specific to this type of rental. This offers more latitude for owners and managers but requires careful verification of which contractual framework applies to each situation.

You should adapt your communication channels and ensure that the entire booking process complies with the new regulations, while remaining attentive to the specific clauses offered on the Airbnb platform.

Fee Management and Financial Implications

Cleaning Fees and Cancellation

Another crucial point concerns cleaning fees: for any booking made before April 21, 2025, and canceled before check-in, hosts will not receive cleaning fees.

This can impact cash flow, particularly for managers operating at high volume or for rentals requiring significant preparation (restoration, laundry, etc.). You will therefore need to adjust margin calculations and pricing policies to compensate, as needed, for this change in ancillary fee collection.

Special Refund Cases

Finally, remember that Airbnb reserves the right, in exceptional circumstances (unforeseen events, disasters, platform rule violations...), to override its own standard conditions to grant refunds to travelers.

This means that even with a strict cancellation policy, you must always anticipate and manage a degree of risk inherent to the relationship with the platform and its arbitrations. Precise documentation and retention of all exchanges with your travelers are therefore strongly recommended.

Key Considerations for Concierge Services

Anticipating Operational Changes

The arrival of the 24-hour window is likely to increase the number of very early cancellations, requiring increased calendar monitoring, strong responsiveness in processing requests, and greater customer support mobilization, particularly during booking peaks (school holidays, long weekends, major events...).

As a concierge service, you will need to adapt your processes to absorb this potential increase in cancellations from the moment stays are confirmed and ensure that each property can be made immediately available again.

Configuration and Compliance

Listing updates, monitoring Airbnb regulatory changes, compliance with local legislation (particularly regarding tourist accommodations): every manager or owner must conduct a complete audit of their listing settings to avoid any misunderstandings.

As a concierge service, you must also strengthen team training to explain and manage the consequences of these new measures, in order to guarantee a high level of service and traveler satisfaction.

Best Practices and Recommendations

The first priority for everyone is to review all listings and update them according to the new rules to avoid any unpleasant administrative or financial surprises in autumn 2025.

Professionals attached to the "strict" cancellation policy must take the activation steps before the deadline, failing which it will be automatically replaced.

But beyond technical configuration, it becomes crucial to work on the guest experience from the moment of booking. A traveler who feels truly expected and supported will be far less likely to cancel their stay. For this, it is strongly recommended to send a welcome message, personalized according to the guest's profile and motivation (family, remote work, romantic getaway, etc.). By including a digital welcome guide immediately after booking, you demonstrate your professionalism and help the traveler picture themselves there: practical information, local tips, personalized recommendations, nearby restaurants and attractions... This type of attention strengthens the emotional bond and the traveler's attachment to your property.

In parallel, being proactive in communication with travelers is essential: inform them precisely about the cancellation rules in effect, applicable deadlines, and potential consequences in terms of fees. Finally, maintaining traceability of all exchanges, decisions, and applied conditions remains a requirement for professionalism and security, both for daily management and for potential dispute resolution.

Working on the experience from the moment of booking is therefore a powerful tool for consolidating your revenue, retaining your clientele, and sustainably professionalizing your activity in the demanding short-term rental sector.

Thus, more than ever, anticipation and rigor will be the keys to success in the demanding world of short-term rentals. Faced with the new Airbnb cancellation policies, every professional or owner must adapt their practices, management tools, and communication to remain competitive while ensuring proper information and the best experience for their travelers. These changes, far from being merely an administrative constraint, are also a tremendous opportunity to optimize your activity and sustainably secure your revenue in the dynamic short-stay environment. Prepare yourself, stay informed, adapt: performance will come from your responsiveness and professionalism.