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The Airbnb effect and the choice of the owners: rent by the day or make long contracts?


The new methodology impacts the traditional market. How does the criticized current law impact?

It is already known that the

"Airnb effect"

impacts the rental market in the City.

And at the same time that more owners turn to the application whose main objective is tourism, in others the doubt persists about what is best, whether to

rent by the day or make more extensive contracts. 

Leandro has two properties for rent and he assured


that he uses both ways of rent in both.

"Obviously renting by the day is convenient for me, from two to a week, because it is much more profitable to be tied to the official dollar

," he considered.

However, it does not rule out the traditional option.

"It guarantees stability and you don't have to work every day as you do when you go to the applications."

On average, renting an apartment on platforms like Airbnb is

131% more expensive than properties offered in the traditional market.

The price differential between both types of rentals arises from a survey carried out by the real estate portal Properati, which compared how much it costs to rent an apartment for a month in the traditional market and on Airbnb, in 34 neighborhoods

of Buenos Aires.

According to the study, based on a referential calculation, the temporary rental of a property for 30 days is between 46% and 258% more expensive on Airbnb than in the traditional rental market in Buenos Aires.

Most of

the guests are tourists or young people who telework

and migrate from place to place.

“A lot of people come to Buenos Aires to study, both people from the interior and foreigners, and sometimes they

don't want long rentals, they're not interested,”

argued Leandro.

The two models currently in the real estate market are antagonistic to each other.

The traditional rental is governed by the Rental Law and whoever rents a home in this way does so to make it their home.

Instead, on Airbnb they are for a short time.

Veronica Lesme owns two properties and uses both types of rent.

She considered that "the new law has


owners and tenants in various aspects."

“Making a contract is practically

signing a blank check


You don't know how much each year you will have to collect, nor how much the other party will have to pay.

In addition,

the profitability is minimal,

there is a lot of legal uncertainty and the lack of express eviction harms us because in that three-year period

we cannot dispose of our property”,

he said.

The woman, who is also a member of the group "Propietarios agrupados Argentina", pointed out that

she prefers temporary rents "because of contractual freedom"


In her case, she looks for tenants with the profile of students or foreigners because "they are passing through".

In addition, he affirms that the profitability of the Airbnb model is "much better".


It can be charged in pesos or in dollars

, the contractual times are decided by me and I have a

quarterly increase

," he explained.

For her part, Ana Fusaro got tired of traditional renting because "tenants don't take care of the properties or steal what little there is."

“The contracts expire in July and I am going to try the application.

With this law, the twelve-month rent is being financed, you don't even have ten clean months left, it gives you an

annual income of 2% without deducting expenses.

I prefer to have it as a temporary apartment and at least I have one more retirement aid and I earned it in health.

The tenants destroy everything and do not take care of anything, ”he sentenced.

How are temporary rentals

Ignacio Mel, director of "Mel propiedades", is the owner of one of the few real estate agencies that only offers temporary rentals.

According to his experience, there are aspects that are essential.

For example, “Internet connection.

“Today users mainly consume streaming and activate their accounts wherever they go.

The individual beds are also important because they can be physically unified and it gives additional flexibility to adapt to different groups, ”he indicated to


Regarding how prices are determined in this new market, he assured that it is

“purely supply and demand”.

“In dollars, rents are usually maintained, unless the exchange rate is delayed.

In that case, the owner can adjust the value freely,” he noted.

Under this modality you can rent a maximum of three months and it does not allow successive renewals to the same tenant, because in that case it is considered a

long-term contract.

For Mel, the choice for one modality or another depends on the objective pursued by the owner: "If you are looking for a rent, the temporary one is indicated, now, if you want stability, with a permanent tenant, whom you already know, the traditional option

is the ideal”.

For Mel, among the benefits of the new form is "the higher profitability, which in turn protects the owner against inflation."

And among the negative aspects, he mentions damage or theft, problems with the consortium, less legal support in the face of eviction costs, an increasingly competitive market, lack of guarantees in the event of significant damage and the impossibility of collecting debts and breakages that could produce foreign citizens.


look too

The price of temporary rentals can triple that of traditional locations

The sale of real estate recovered in February, but the average price in dollars fell almost 5%

Source: clarin

All news articles on 2023-03-25

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