On this episode of Zen and the Art of Real Estate Investing, Jonathan Greene interviews Justin Ford, director of safety and certification programs at Breezeway and a leading expert in short-term rental safety. Justin shares how a life-altering incident in one of his own properties led him to focus full-time on improving safety standards across the industry.

Justin explains that the biggest risks in short-term rentals are often overlooked, with slips, trips, and falls making up the majority of incidents—not fires or other dramatic events. He highlights how common amenities like hot tubs, bunk beds, decks, and fire pits can create serious liability if not properly managed, and emphasizes that most properties fall short of even basic safety standards. Through real-world examples, Justin shows how small oversights can lead to major consequences for both guests and operators.

The conversation also explores how prioritizing safety can become a competitive advantage. Properties that clearly communicate safety measures tend to attract higher-quality guests, reduce liability, and perform better over the long term. Justin introduces the concept of proactive safety systems, including checklists, documentation, and inspections, as essential tools for professional operators.

For investors, this episode reinforces that safety is not just a compliance issue but a strategic one. By implementing proper systems and thinking like a first-time guest, operators can protect their investment, improve the guest experience, and future-proof their business against increasing regulation.

In this episode, you will hear:

Why slips, trips, and falls are the most common short-term rental injuries
How one safety incident reshaped Justin's entire career
The hidden risks behind popular amenities like hot tubs and bunk beds
How safety-focused properties attract better guests and fewer issues
Why documentation and checklists can protect you in lawsuits
How to evaluate your property through the lens of a first-time guest

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This episode was produced by Outlier Audio.

Supporting Resources

Connect with Justin

Website: http://breezeway.io/

Youtube: https://www.youtube.com/@breezewayio

Facebook: https://www.facebook.com/shorttermrentalsafety/

Instagram: https://www.instagram.com/shorttermrentalsafety

LinkedIn: https://www.linkedin.com/in/rentalsafety/

Promo code of 50ZEN for the safety course - https://breezeway.learnworlds.com/

Guide for buying an STR - https://www.breezeway.io/blog/before-you-buy-an-airbnb-property

Connect with Jonathan:

Website: www.streamlined.properties