Spa for a Short Term Rental

[kmmattson]

Hi all, I’ve been using the TFP method very successfully for several years in both my hot tub and pool. We converted our home to a short term rental about a year ago. The hot tub has been a HUGE headache. People are, to put it mildly, disgusting and completely unable to follow simple procedures to splash a bit of bleach in after they use the hot tub. We’ve had people use it as a kiddie pool, turn off the heater, push literally every button changing the menu to different languages, lock the buttons, put in rose petals and bubbles. Not kidding. I’ve GOT to find a lower maintenance way.

Right now, here’s what I’m considering. I want to lock the key pad so they can only access the jet and light buttons. Add a floater with 1” tricolor pucks. The pucks would only go in during guest stays. The rest of the time, our pool care person will come by and just add bleach. Instead of having them run a clean cycle, just let the use of the jets and the circulating pump distribute the chlorine. Plan to just change out water once a month to prevent cya from going crazy. Typically, we don’t have anyone longer than a week, often just 3 days at a time, with a few days break in between. This would basically make it no-maintenance on the guest’s part, except for not adding soap and what not.

Questions: Should I have them take the floater out during jet use to prevent it from dissolving the puck too quickly? Does this seem like there’s a chance it would work??

If anyone has any better suggestions from experience with this sort of arrangement, please let me know…open to any and all!!!

Thanks in advance for any help or advice!
Kristen

Hot Springs Aria, 375 gallon
Using Taylor test kit

 

[kmmattson]

Oh, ps - there will also now be rules posted clearly stating that any maintenance or care visits required beyond normal use will be charged to the guest!!!

And wow, let me say this has made me even more unlikely to want to get in public hot tubs or those maintained by someone other than me. Ugh.

 

[Jimrahbe]

KM,

Based upon owning a small standalone hot tub, I think you are just peeing into the wind..

If I were to convert my house to a rental, the first thing I would do is get rid of the hot tub, for all the reasons you listed above.

Sorry, but I have no magic that will make it work...

Thanks,

Jim R.

 

[Newdude]

+1. There's no guarantee the renters will replenish the FC they use, depleting it in a cycle or two. Then they may go 3 days recirculating their bather waste without sanitation. Bacteria, viruses, etc will have nothing stopping them and 'hot tub rash' is a given at some point, if not often.

The reviews will blast you for leaving them to use an unsanitary hot tub.

There is not a legal disclaimer long enough for me to accept that headache. Unless. Maybe if you called it a warranty, which clearly would absolve you of any responsibility.

 

[kmmattson]

KM,

Based upon owning a small standalone hot tub, I think you are just peeing into the wind..

If I were to convert my house to a rental, the first thing I would do is get rid of the hot tub, for all the reasons you listed above.

Sorry, but I have no magic that will make it work...

Thanks,

Jim R.

Thanks Jim. We live there during the summer months and love our tub so are very hesistant to get rid of it entirely. But I appreciate your sentiment.

 

[kmmattson]

+1. There's no guarantee the renters will replenish the FC they use, depleting it in a cycle or two. Then they may go 3 days recirculating their bather waste without sanitation. Bacteria, viruses, etc will have nothing stopping them and 'hot tub rash' is a given at some point, if not often.

The reviews will blast you for leaving them to use an unsanitary hot tub.

There is not a legal disclaimer long enough for me to accept that headache. Unless. Maybe if you called it a warranty, which clearly would absolve you of any responsibility.

Jim - I’m not sure what you mean? I wouldn’t be leaving it with no sanitizer. I’m talking about putting in pucks while guests are visiting so they DON’T have to add sanitizer. I’m trying to find if anyone has a low-maintenance way that actually works!

 

[Mdragger88]

Your best bet at relatively maintaining the sanitation of the tub is to get a swcg.
What kind of tub is it? Is there room in the filter compartment to hide a cell like the smarter spa?
I suggest this or the regular ControlOmatic one over a saltron mini because it’s automatic & the controlomatic controllers are small & can be mounted inside the spa cabinet or a small locked weatherproof box (they must be protected from the elements unlike the saltron) this would also keep sticky fingers from touching/fiddling with them.
A Trichlor floater is the last thing I would recommend- it is quite acidic & in the hot water it dissolves too quickly, this can damage stuff fast.
Its also easily tampered with or removed by the “guests”.
You will need to be prepared to drain & refill regularly. That’s just the nature of hot tub rentals.
Locking out the tub controls is a good idea.

 

[Newdude]

wouldn’t be leaving it with no sanitizer. I’m talking about putting in pucks while guests are visiting so they DON’T have to add sanitizer

Pucks add a constant but slow amount of FC. Bather residuals and consumption of chlorine on the other hand may be hot and heavy.

I’m trying to find if anyone has a low-maintenance way that actually works

It needs to be dosed per it's current use, and unfortunately that will swing wildly between guests. It would be no different if you lived there. When you're using it more it needs more sanitizing and when it sits on weeks that you're otherwise busy, it only needs a small maintenance dose daily.

 

[Mdragger88]

Just wanted to add - the controlOmatic swcgs are more expensive than the saltron mini but they have a lifespan of 7k hours (more similar to a pool cell)
Whereas the saltron mini cells last around 18 months in my experience.
The smarter spa is automatic & gives more fc when needed which is what you need to occur as you’re not there. It may not work flawlessly but it’s certainly better than you have now.
I believe there’s also an inline kit available to make it completely invisible. There’s a few folks here who have them.

Google search results

www.troublefreepool.com

 

[kmmattson]

Your best bet at relatively maintaining the sanitation of the tub is to get a swcg.
What kind of tub is it? Is there room in the filter compartment to hide a cell like the smarter spa?
I suggest this or the regular ControlOmatic one over a saltron mini because it’s automatic & the controlomatic controllers are small & can be mounted inside the spa cabinet or a small locked weatherproof box (they must be protected from the elements unlike the saltron) this would also keep sticky fingers from touching/fiddling with them.
A Trichlor floater is the last thing I would recommend- it is quite acidic & in the hot water it dissolves too quickly, this can damage stuff fast.
Its also easily tampered with or removed by the “guests”.
You will need to be prepared to drain & refill regularly. That’s just the nature of hot tub rentals.
Locking out the tub controls is a good idea.

Got it - thanks. I will look into these SWG options!

 

[kmmattson]

Pucks add a constant but slow amount of FC. Bather residuals and consumption of chlorine on the other hand may be hot and heavy.

It needs to be dosed per it's current use, and unfortunately that will swing wildly between guests. It would be no different if you lived there. When you're using it more it needs more sanitizing and when it sits on weeks that you're otherwise busy, it only needs a small maintenance dose daily.

Thanks for clarifying, yes I understand this. I’m going to look at the SWG options!

 

[kmmattson]

Just wanted to add - the controlOmatic swcgs are more expensive than the saltron mini but they have a lifespan of 7k hours (more similar to a pool cell)
Whereas the saltron mini cells last around 18 months in my experience.
The smarter spa is automatic & gives more fc when needed which is what you need to occur as you’re not there. I believe there’s also an inline kit available to make it completely invisible. There’s a few folks here who have them.

Google search results

www.troublefreepool.com

This is really helpful, thank you for the follow up.

 

[kul]

I don’t think it’s reasonable to ask guests to add anything to the tub. They are on vacation and may not feel the need to do house chores. I know I wouldn’t. On the rare occasion I’ve used an Airbnb or similar, I get a headache with all the rules. Mostly why I prefer hotels. Anyhow just putting it out there while you consider the SWG because that’s probably the most reasonable option.

 

[JoyfulNoise]

As others stated above, DON’T use trichlor. It’s too acidic and it will destroy the heater.

As for locking out the controls … ever notice that in commercial tubs the only control knob the user gets to play with is a timer dial knob that is limited to 30-45mins? There’s a reason for that - liability. CDC states clearly that people should not bath in a hot tub (> 100F) for more than 30mins as it can cause HYPERthermia and make people sick. Most commercial tubs have one heating setpoint and one timer dial. You turn the dial and the tub jets and heater only heats for 45mins. That’s it. You might consider having the tub rewired by a professional so that users can only turn a dial.

You should stick with liquid chlorine and purges. Make sure your hot tub use waiver is fully legal and then charge extra for its use. That’s really the only way to go. An SWG is great for personal use but I’d be too concerned with customers damaging it or getting hurt by it.

 

[Newdude]

Also. And I'm sorry because I HATE to be a wet noodle. It's not my way, I promise.

Realize that the SWG, as much as I love them and swear by them, adds a constant low dose similar to pucks. It would not accommodate the 181 person party in my 34k gallon pool that would be equivalent to having *2* people in your 375 gallon hot tub.

 

[Mdragger88]

Also. And I'm sorry because I HATE to be a wet noodle. It's not my way, I promise.

Realize that the SWG, as much as I love them and swear by them, adds a constant low dose similar to pucks. It would not accommodate the 181 person party in my 34k gallon pool that would be equivalent to having *2* people in your 375 gallon hot tub.

This is why I suggested the smarter spa unit- it is supposed to add more fc when you need it - which even if hit or miss is better than the current situation of feast & famine for sure. I agree with Matt that it needs to be out of sight so there’s no fiddling with it. Inline & controller installed in the cabinet is the ideal option.

 

[phonedave]

All of a sudden I am seeing a market for a peristaltic chlorine and acid feeder that can be locked in a cabinet and controlled remotely via an app.

Maybe some kind of sensor that would let you know when people used the tub, so you could dose accordingly (a camera would work, but that is kind of creepy)

 

[Mdragger88]

All of a sudden I am seeing a market for a peristaltic chlorine and acid feeder that can be locked in a cabinet and controlled remotely via an app.

Maybe some kind of sensor that would let you know when people used the tub, so you could dose accordingly (a camera would work, but that is kind of creepy)

They make this- orp, sense & dispense.
May work with such a small cya level but pricey.

 

[RDspaguy]

People are, to put it mildly, disgusting and completely unable to follow simple procedures to splash a bit of bleach in after they use the hot tub.

a floater with 1” tricolor pucks.

You'll find it on the ground, or thrown across the yard, or stuffed in the filter well.

And wow, let me say this has made me even more unlikely to want to get in public hot tubs or those maintained by someone other than me. Ugh.

I travel with my test kit, and have forced hotels to close their spas under threat of calling the health department. There has only ever been 1 spa my family could use at a hotel, which was the Carson Valley Inn and casino in Minden nv. Their water was always perfect. Must have had good automation or an above-average maintenance staff.

'hot tub rash' is a given at some point, if not often.

You'd be surprised how nasty a tub can get and not give you anything. Or, conversely, how clean and clear it can be and still give you something. I could tell you some Tahoe stories, but I might get booted for grossing everyone out. Suffice it to say that a drain/clean/fill (DCF) is often the best choice between guests.

There's no guarantee the renters will replenish the FC they use,

They're guaranteed not to, except for that one guy who brings or buys his own mps and dumps in half a bottle.

The reviews will blast you for leaving them to use an unsanitary hot tub.

I don't know about that. Technically you are renting the spa as well as the house, yard, appliances, etc. You must be provided a sanitary spa, just as a clean stove, but it is your responsibility to maintain it, just like the stove. Complaining about a spa getting dirty is like complaining about the stove getting dirty. You got it dirty. This is not a public spa, it is a private rental. You were given a clean and sanitary spa and it is your responsibility to keep it as such.

They are on vacation and may not feel the need to do house chores.

Then they should have stayed in a hotel. You don't get a daily housekeeper to wash your dishes or make your bed either. Want daily pool service? Add $50 or more to your daily rental price.

There’s a reason for that - liability.

It is not a public spa. Vacation rentals in my experience do not have these.

An SWG is great for personal use but I’d be too concerned with customers damaging it or getting hurt by it.

Definitely need an inline if going this route.

All of a sudden I am seeing a market for a peristaltic chlorine and acid feeder that can be locked in a cabinet and controlled remotely via an app.

Yeah... been doing that for over 50 years now without an app. They aren't cheap, but are the best way. This is what I call "automation". No sensors, no automation.

 

[Newdude]

Then they should have stayed in a hotel. You don't get a daily housekeeper to wash your dishes or make your bed either.

True. But responsibility and accountability seem to be in short supply these days.