The Perpetual Pain of Policies

Blaise Bahara and Bess Giannakakis are the innkeepers of Gateway Guesthouse, a modern B&B located near downtown Austin, Texas. Blaise combines her business background with Bess's professional chef experience to run a successful B&B that's booked up during every event in the city. In today's post, Blaise generously shares tips on how to create and enforce policies as an innkeeper--one of the profession's most confounding challenges. Thanks Blaise!

As with most innkeepers, we have learned about our policies and enforcing them the hard and painful way--the not-zen, not-fun, not-B&B-like way! If I can save even one new innkeeper from making one of our mistakes, it's worth sharing our experiences with you.

I actually do not feel the specifics of the policies matter all that much, as long as they are sane and in line with most standard or regional industry practices. Therefore, I’m not going to bore you with the specifics of our policies. You can view them here if you're interested.

The more important point is how you enforce those polices while maintaining your business and sanity without being a jerk. Every policy situation is different, so we try to enforce our policies using a set of guidelines rather than a strict letter of the law.  We take each request and set it up against these guidelines:

1) The answer is yes, but if it’s not possible for us to accommodate the request, we try to find an alternative. For instance:

• Yes, you may leave your bags here on our back deck, but we can’t accommodate an early check-in.

• Yes, we will try to offer you a refund, less the administrative fee, if we’re able to rebook the space.

• Yes, you can invite your friends from Austin or other hotels to hang out with you here at our pool (pictured).  But we have a daily usage charge of $75 per person for up to three hours.

• Yes, we can have some scones and coffee available for you after 9 a.m., but not the chef-made breakfast that will be served between 6 a.m.-9 a.m.

2) The request cannot potentially interfere with the happiness of another guest or our neighbors. This comes into play most often with our pool and spa.

3) The request cannot interfere with time we have set aside to be closed,” and therefore, alone. Because of the type of inn we choose to run, it is all about personal attention from us when desired. That means that at some point, every so often, we need down-time or become grumpy bears. For the enjoyment of all our guests, we guard this time.

4) To be 100% honest, the request cannot cost us more money that we feel it will generate in goodwill. It’s basic ROI.

There are truly only a few times we’ve ever just flat-out said no to a request. I can remember all of these instances, and frankly, hated them every time. It is unpleasant for both guest and owner when we have to be strict, but at the end of the day, you know if it is outside the guidelines and is simply not a wise idea to facilitate any other answer than ‘no.’

The final thing I will say is that when a policy is being ignored, without question, the faster you can address the issue, the better. For instance, if you look outside and there are strangers at your pool hanging out with guests, do not delay because you think they’ll leave any minute. They won’t. They are there because your guest told them it was a rockin’ place to hang out, and they are not going anywhere soon. Go out immediately, ask the guest aside, and quietly remind them of the policy.  They can then choose how they wish to proceed; hang out elsewhere or pay the day charge.

These are the tough times. They are never fun, and frankly, you might ponder, “Who on earth would think that is OK?” The wise move is to respond calmly, not react. The response is to assess your guidelines and take action as needed, and quickly.

You and your guests will then all be happy campers!

Pictured: Blaise and Bess

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How I Got Started as an Innkeeper: Gateway Guesthouse

Running a B&B is rewarding, but nobody said it would be easy! Blaise Bahara and Bess Giannakakis are the innkeepers of Gateway Guesthouse, a hip B&B located in Austin, Texas. Blaise combines her business background with Bess's professional chef experience to run a popular B&B that offers a wide variety of gourmet cooking classes. In today's post, Blaise shares the challenges they overcame and offers advice to those hoping to open the inn of their dreams. Thanks to Blaise for providing these expert tips!

I think the first step to starting a B&B is deciding what your BRAND will be, for lack of a better term. This is just marketing jargon for finding and fixating on what it is that you love to do, and that will make your B&B special.  We love food, and it’s a huge part of our brand. In addition, we love luxury and over-the-top customer service, so these round out our brand. I think that deciding what you will love to deliver, to do, to provide, day-in-and-day-out, is the key.

Side note: I think there are far too many B&Bs out there whose owners just want to keep their house, so they decide to make it a B&B. Paying your mortgage is not a ‘brand;’ it’s a result of delivering your brand well.

You should then consider where your brand is needed. Where is the market that suits what want you want to do and where is it not oversaturated? If you’d like to have a B&B that encourages hiking, you’ll need to be near trails. Or it might make sense to open a B&B that focuses on wine in Napa, but really....is there room for another one of those?

Now, you look for a space (or in some instances, you build a space), and you make sure that space supports your brand. For instance, we would never have purchased a home with a tiny galley kitchen and no space to expand. Our kitchen supports our brand. We also wanted to make sure that our common spaces were large enough for people to not feel cramped. I thought about a day when it might be raining and everyone would decide to ‘hang out’ at the inn.  We wanted people to feel like they had privacy but also like they could be around the house and not feel like they were on top of one another. There was so much more we thought about, but that is an entire post unto itself!

All of this sounds hard, but it’s not. It’s just trusting what makes your heart sing.

At this point, you have two choices:
1. Buy an existing B&B
2. Create a B&B

My experience is creating a B&B, which has its unique challenges. First, in terms of licensing, get to know people in the city government. Try to find out if there are guidelines or rules or anything that can help you navigate creating a B&B. And get ready for the fact that no government agency can decide what we are: residential or commercial. We confound them because we live in our businesses. I’m sure the time and effort involved in getting your license will vary based on place. However, just be prepared for it to take about 16 times longer than you think! Get to know your neighbors; they can help or hurt you.

Bottom line: You will eventually get approval and your license.  So, all the while you are working with the governmental agencies and wanting to pull out your hair, you also need to be creating your inn. Perhaps this involves huge building and/or landscaping projects. Get on them. It will MOST CERTAINLY involve massive amounts of shopping. Get ready to give Bed, Bath and Beyond, Overstock.com, Macy’s, Best Buy, etc. some hugely significant amounts of money. Sometimes we laugh when we actually count and realize we own nine TVs!

Create rooms that make you happy, but that also leave room for the guest.  There is nothing worse than walking into a room you’ve booked and feeling like the owners’ taste is overwhelming you.  There is a happy medium between the entirely non-descript Hilton room and the overly, crazily, cloyingly decorated rooms of many B&Bs.  LEAVE ROOM FOR THE GUEST IN THE ROOM! This is both mental (don’t club your guests with your taste) and physical (leave them space to put out THEIR things on the tables, the dressers, the bathroom counters).

In terms of room amenities, I like to stock the room with everything I think a guest could need or want, within reason.  That includes pool towels, slippers, and robes in addition to the normal bath towels. We have what I call a dry bar in each room; glassware, including wine glasses, corkscrew, napkins, mini-coffee pot, coffee, tea, and mini-fridge. In addition to the flat screen TVs, we have shelf stereos that play radio, CDs, and pods.  And just in case, each room has umbrellas, pens, paper, and a lint brush! I just about burst with joy one morning when a guest said to me “everything I thought of needing was right where I hoped to find it."

So now, you have your brand, your space, you license, and your rooms all set.  Time to open your doors and enjoy!

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Linens 101 for Innkeepers

We received a question from an aspiring innkeeper about the ins and outs of linens. With so many choices, it's difficult to decide what you need to buy. Susan Sternthal, owner and buyer of B&B linen company InnStyle, wrote this guest post to help innkeepers--aspiring or seasoned--understand the basics.

Besides a wonderful breakfast, good company, and excellent hosts, guests appreciate a clean, well dressed room and bed! There are many available opportunities to dress a bed and room to its best advantage. Some concerns, especially for those with allergies, is that the room be prepared for a highly allergic guest. I will address these concerns.

Bed and breakfast and country inns always had a reputation for decorating with doilies, ruffled bedspreads, dolls, stuffed animals, etc. Most inns have moved away from that decorative look and have decided to go more simple or minimalistic. They have cut down on all the extra stuff in the room and got down to just essentials. Less is more. More being more attractive and appealing to the eye…and less to catch dust.

Duvets and coverlets
For decorative top of bed, many properties are using duvets and duvet fillers (either down or down alternative). Duvets and alternative fillers can be washed, as well as some down fillers (but be sure to check with the manufacturer). The duvets should be washed after every guest checks out of your property. The fillers can be washed once a month unless there was an issue with staining.

If you prefer to use down fillers or you think that your guest would appreciate the loft and warmth of a down filler, you should always have a few alternative fillers on hand for those that are allergic. There are down fillers available that are hypoallergenic, but you may find that they are priced higher.

Coverlets (one offered by InnStyle is pictured) also have been a very popular choice for top of bed. They are shorter and less bulky than a comforter. Most coverlets can also be washed often. My suggestion would be if you are using a coverlet or quilt, use a decorative box spring cover rather than a bed skirt, which can become dusty and would need frequent washing for those concerned about allergies.

The triple-sheeting method
Another popular and protective development in the hospitality industry is using triple-sheeting. When a bed is made using the triple-sheeting method, you would place a fitted or flat sheet (some properties prefer flat sheets only) over the mattress pad, then a flat sheet would be layered. A blanket would then be added with a 3rd flat sheet on top of the blanket. This way the blanket never touches the guest's skin, as it  is protected by a sheet on top of it and a sheet underneath it. You would then add your duvet or coverlet. If you would like to add a little pizzazz, add a throw or bed scarf at the bottom of the bed. A throw is more useable, as a guest can use for warmth when sitting in a chair.  Either way, it makes for a beautiful looking bed as well as a more hygienic bed.

Guests with allergies
Many guests are allergic to dust, pollen, etc., and there are precautions you can take to protect them. Remove whatever you can in the room that would minimize dust collection. On the bed, you should always have a fully-protected, zippered mattress cover. It is best if it is a bed bug, waterproof, hypoallergenic cover. This will protect the bed from bedbugs and dust mites, and protect you if a guest questions you. You will need the same protector on the box spring. These do not have to be removed. You will need a mattress pad on the bed over the mattress protector and under the sheet. A mattress pad is used, not only for protection, but to add comfort to the mattress as it is padded. These also can be purchased with waterproofing and hypoallergenic. The mattress pad can be washed often. When a guest leaves, the bed should be stripped of all bedding and washed for the next guest’s arrival.

Hypoallergenic pillows should also be used along with pillow protectors. The pillow protectors should be washed often. Pillows can also be washed and refluffed in the dryer to bring the loft back.

Other must-haves
If concerned about allergies and dust, I would suggest hard window treatments on the window rather than drapery especially for allergy-concerned guests. Hard treatments can be wiped down often for dust removal. If using drapery, these should be checked often for dust, vaccumed, washed or dry cleaned.

Luggage racks are also a must. If used properly, luggage will not go on the bed, which is a real problem with all the germs they could be carrying. I suggest keeping the luggage rack out--not in the closet. This way guests will know that these are to be used!

Of course, sheets and pillowcases will be washed after each guest’s visit. How often you wash your top of bed, mattress pads, pillows, pillow protectors, blankets depend on use of room. Each room may be treated differently depending on staining issues (another subject all-together). I would suggest preparing a schedule for washing all of the above mentioned. Some properties may choose to do these once a month. I think that you will have to decide for yourself what will work for your property.

At InnStyle, we always welcome phone calls, emails for advice on decorating, sheet choices and staining issues. We also offer a start-up list of linens and products needed when opening a bed and breakfast or inn. Please feel free to call us at any time on our toll free number, 1-800-877-INNS.

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How I Got Started as an Innkeeper: Brooklyn Mining Co.

As an aspiring innkeeper, it can be tough to navigate complex regulations and get your business off the ground. In this guest post, Eric Helmick, innkeeper of Brooklyn Mining Co. (pictured) in Idaho Springs, Colorado, shares the steps he took to start his unique inn. It is run completely on solar power, and he uses his professional chef experience to teach hands-on cooking classes to guests. We are thrilled that BedandBreakfast.com played a role in shaping his inn's success--especially since we didn't even ask him to mention us! Thanks to Eric for sharing these valuable tips.

How We Got Started

1)  Lots of online research brought us to BedandBreakfast.com. They have already outlined much of the process and made the initial sign-up doable. There are a number of other sites out there that can market your B&B, but BedandBreakfast.com by far offers innkeepers the best price, marketing solutions, and support.

2) We wanted a professional look, so knew we also had to have a reservation and credit card processing program. Rezovation was the answer, and they were able to connect us to Intuit the same day for credit card processing.
 
3)  Regarding local laws and regulations, we went to our county website and called the office of Public Health to get direct answers. They pointed us to the website that dealt specifically with B&Bs. Though our county does not require a business license or health permit, they do require a small permit fee for serving alcohol. But the site proved priceless when it came to getting all the details of what we needed to know to comply.
 
4)  Before we "opened" the door to our B&B, we invited friends and couples to stay overnight with us and experience our idea of guest comfort and hospitality. We then asked them for a review, and ideas on what we could do to make the experience better. No idea was a bad one, and in fact, most were implemented immediately in an effort to make our guests stay a perfect one.
 
5)  Beware of start-up costs! It's easy to get caught up in buying brochures, business cards, posters, online ad space, and little amenities that you might not be able to afford at first.  We let our online presence with BedandBreakfast.com do most of the work for us, but also made sure they were helping us with marketing on alternative sites like Expedia. We bought two sets of bathrobes because it's a comfort most guests appreciate. And we found small unique soaps for the bathroom.  Now we produce our own line of lotions, soaps, and shampoo, but we started with something simple and affordable.
 
6)  Keep the menu awesome, but simple. If you're a returning guest, we know--and we will prepare something you have not had at our inn before. But if you're new to our inn, you're going to get the same as everyone else. Wood-fired pizza for dinner, and awesome French pancakes for breakfast.  It makes it simple to have the same ingredients on hand.
 
7)  Set aside plenty of time to set up your business through whatever channels you decide to use. Making the reservation and guest check-in seamless for guests is very important in giving them professional insight into your business.
 
8)  Lastly, remember: It's odd to have someone stay in your home, especially if they're staying in a room in your home and not an on-site cottage. It's your job to provide a quality and comfortable lodging and dining experience. It's also your job to ensure your marketing materials are honest about what you have to offer. If you have a jacuzzi tub, don't advertise it as a spa! It's just a jacuzzi tub.  There are very specific offerings a spa has that you need to know before you offer it as an amenity. 
 
Your job is to provide a great experience...not all the entertainment!  Once you've welcomed your guest and made them feel comfortable, they have a role to play too--"relaxing" and finding things to do. Have fun and blessings on the new adventure!

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A Blueprint for Buying an Established Bed And Breakfast

The following guest post is by Susan Poole, B&B coach and innkeeper of 40 Bay Street Bed and Breakfast, an Ontario B&B.

Ready to become an innkeeper? There are a number of advantages to buying an established inn rather than converting a home into a B&B:

• You have a revenue stream from already-booked guests right away
• You will have a good idea of the cash flow for the business
• You know what the operating costs of the business are
• The key systems are already in place to run the business
• Suppliers have already been sourced
• Most sellers will be glad to help you with some sort of training/support after the sale

However, there are some key steps for making sure you purchase the bed and breakfast that is going to suit you best, even before contacting an inn-broker. Here are my four steps to create the blueprint for your search.

Step 1: Understand year ideal bed and breakfast

The first step is to get very clear on the type of bed and breakfast you wish to purchase.

• Clarify what the perfect bed and breakfast would look like. Think about things like location, size, décor, the type of guest you would prefer, seasonal or year-round business, etc.
• Get very clear on the amount of revenue it needs to generate in order to maintain the lifestyle you envision having while owning the bed and breakfast.
• Get some sense of the personal financial investment you can make. Have discussions with your financial adviser and banker. Be prepared; they will try to talk you out of it and present the worst-case scenarios, but it is important food for thought.

Step 2: Narrow down the location

Now comes the time to narrow down your search area.

• The larger the area, the more opportunity for finding the best fit. It might be a city, region, or state/province, or even an area of the country you would like to be located in. Base the location on the “vision” you created above.
• What attractions, events, and activities does this area offer to draw people in?
• Compare the types of people who come to do those activities with the reasons your ideal guest would come--are they the same?

Step 3: Research and engage the services of an inn-broker. 

Many of these specialty real estate agents have owned bed and breakfasts themselves, so they have the knowledge to really understand the industry. I recommend you take the time to speak with several agents; it is important that you feel heard and understood and that they grasp what it is you are looking for. A lot of the time, that comes down to communication styles.

As you carry on with the next steps, it is important you keep your broker in the loop with the information you uncover during the next steps. Remember that it is important that you do the next steps, whether they think you should or not.

Step 4: Put the opportunities into perspective

Any purchase is going to come with trade-offs--it’s a fact of life. However, having a clear vision of your idea bed and breakfast combined with an understanding of the local marketplace will aid you in determining which trade-offs you are willing to make.

• Start researching the competition in the area so you can compare the property you are looking at against these other lodgings. This will help you understand the uniqueness of the property you are considering, whether there are under-served target markets in the area, and if the current room rates are appropriate.
• Once you have narrowed down your search to one or two properties, identify the opportunities that each property offers to increase revenue. This is essential, because lenders will want to see you can carry the additional costs of a mortgage or loan. It is also wise to check with the local municipality that you can actually implement your ideas (now or in the future).
• Have a serious discussion about the pros and cons of each property with the real estate agent so you can get a true feel from someone who has industry experience about how realistic your plan is.

Having a clear understanding of what type of property you need and can afford will save everyone a lot of time and effort. Engaging the services of an inn-broker will assist you in finding viable properties; quite often they know of lenders who understand this industry and are more sympathetic to your application than a regular bank may be. Doing your research for individual properties will provide you with the opportunity to understand the current marketplace and the trade-offs you need to make, as well as the opportunities to expand the business.

About the author: Susan Poole, The B&B Coach is the owner of the award winning 40 Bay Street Bed & Breakfast. Her three-step system has been created to help people figure out if owning a bed and breakfast can produce the income and fulfillment they envision. After completing the "How to turn your passions into a thriving bed and breakfast business" system, people will know how much income they can create, how much work it will be and what the risks are for them.

Pictured: Cliffside Inn in Newport, RI

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Which Type of Aspiring Bed and Breakfast Owner Are You?

The following guest post is by Susan Poole, B&B coach and innkeeper of 40 Bay Street Bed and Breakfast, an Ontario B&B.

Over the years of working with many bed and breakfast owners, I have found that most owners fall under one of two categories. The first are the owners who run their bed and breakfast like a hobby; the others are people who want to own a bed and breakfast business.

Neither type is wrong, and typically, the reason both want to own a bed and breakfast tends to be the same--they love to meet new people, cook, and entertain. A guest staying at one or the other would not know the difference. It’s the outcomes at the end of the year that reveals the difference. A hobbyist owns a bed and breakfast because they love what they do; the other in order to make money doing something they love. 

To determine which type you want to be, ask yourself the following questions:
1. Have I/am I planning to discuss this idea with my financial adviser?
2. Have I/am I planning to make inquiries about accountants and the income tax implications of owning a business?
3. Have I/am I planning to speak to a lawyer about the options for setting up my business?
4. Do/will I have a business plan?

If you answered no and have no intentions of following up on those tasks, then I would respectfully suggest that you fall into the hobbyist category. You will reap the benefits of your bed and breakfast by the wonderful people that come your way, and may or may not break even financially at the end of the day, depending on the amount of money you choose to invest into marketing your B&B.

If you have answered yes to the majority of those questions, then you are definitely not a hobbyist. However, a word of warning: a business plan is essential for every business owner, whether you plan on seeking financing or not. A business plan is essentially a road map for how you will start and run your bed and breakfast for the first couple of years. It is also a marker for you to compare your original ideas with the reality of the marketplace, such as who your customer is and what that customer is looking for.

There are specific topics a bed and breakfast business plan contains:

•  Description of the bed and breakfast business, including a physical description of the property, number of rooms and long- and short-term goals for the business.
•  Products and services you will be offering. For instance, will you only be offering bed and breakfast? Are you planning to work with local partners to provide other services, such as a spa? Gift shop? Restaurant? Etc.
•  An overview of the industry. What are the trends for the bed and breakfast industry?  Try to create an understanding not just from the B&B point of view, but also who typically stays at B&Bs. What are travel trends that influence where and how people stay? Think national, state and regionally when collecting your data. BedandBreakfast.com conducts traveler surveys twice a year, and The Professional Association of Innkeepers International often has great data on trends.
•  The competition. Don’t limit yourself to just other B&Bs. Anywhere people can stay is potential competition for you. (As an example, the region where my B&B is located recently released a study that said 52% of visitors to the area stayed in campgrounds and/or RVs).
•  A marketing plan. This will not only help in getting the word out about your bed and breakfast, but it will help you create your budget, provide an understanding of how technology will impact on how you market your business, and serve as a tool to monitor where your investments in marketing pay off the most in the future.
•  Information about the owners/management. Figure out all the skills, talents and expertise you have to offer your business. Are there things you’re lacking?  Is it something you can learn? Is it something you will have to hire someone to do for you? Again, not only will it help you plan your budget, but help you determine how vulnerable your bed and breakfast might be from a business point of view.
•  What are the issues that could impact the business? Think not only internally, i.e. if you get sick or if something breaks, but also externally. There are always things that you can prepare for, but may not be able to influence, like the weather, gas prices, or the economy.
•  A risk analysis. The most common analysis is called a SWOT: Strengths, Weaknesses, Opportunities and Threats. Strengths and weaknesses tend to reflect the internal workings of the business, while opportunities and threats are from the outside of the business.  This exercise is great in helping you identify the issues that may impact on your business.
•  The implementation plan, which is commonly overlooked.  However, having your implementation plan in writing helps you to stay on track and keep to your timeline. It is also a great tool to use when planning your budget, as it identifies what expenditures you will be making and when.
•  The financial plan is the most crucial component of your bed and breakfast business plan.  It typically contains a balance sheet (your net worth), a projected annualized profit and loss statement, and three years worth of monthly cash flow statements.  Cash flow statements show when monies are coming in and being spent. Since most B&Bs have cyclical income, cash flows are the key to making sure your business stays afloat in the first few years.  

Creating a business is a lot of work, but will pay off in the long run.  It increases you chances of success by:
•  Identifying potential risks that may occur
•  Organizing budgets and timelines to keep you on track
•  Getting an excellent understanding of how to manage your money

About the author: Susan Poole, The B&B Coach is the owner of the award winning 40 Bay Street Bed & Breakfast. Her three-step system has been created to help people figure out if owning a bed and breakfast can produce the income and fulfillment they envision. After completing the "How to turn your passions into a thriving bed and breakfast business" system, people will know how much income they can create, how much work it will be and what the risks are for them.

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Three Fundamental Factors Aspiring Innkeepers Need to Consider when Choosing a Property

The following guest post is by Susan Poole, B&B coach and innkeeper of an Ontario B&B.

It took me three years to find the right property for my bed and breakfast.  Why so long? Not only did I need to find right property in the right location for the right price, but it also had to meet my business criteria. 

Here are three fundamental factors I strongly recommend you consider when viewing properties.

1.  Is the property large enough to meet all your needs? 

In their excitement, many people overlook the fact that the property they are considering is expected to be both their home and their business. It is essential to not only have a dedicated space for yourself, but one that you enjoy and are comfortable in.  To determine space you need for your own living quarters, ask yourself:

• How many people will be living in the owner’s quarters on a regular basis?
• Will you need additional space to be able to accommodate visiting family or friends, or will you give up revenue from the B&B portion to accommodate them?
• How many bedrooms do you need?
• How many bathrooms do you need?
• Where will you eat your meals?
• How much “family” living space do you require? (Think indoors and out.)
• What renovations/re-configurations, sound-proofing etc. will be required to this property to meet your personal and business needs?

Once you eliminate your personal space, does it leave you enough space to have the number of bed and breakfast bedrooms you budgeted for?

2.  Is the property zoned in such a way that it can be used as a bed and breakfast?

Zoning varies depending on your location and the type of establishment you wish to run.  Zoning typically covers anything that pertains to land use; it is a by-law and in some cases can be amended or changed.  For example, on the street I am located on (in a seasonal tourist town) there are a variety of zoning types:

• commercial use
• residential use only
• home-based business (requires the owner to live on the property)
• seasonal business usage (may or may not require the owner to live on the property)

Needless to say, the type of zoning will also affect your tax rate.

 Don’t take anyone’s word that the property is zoned for a B&B – insist on proof.  If you wish to make changes in order to use the property as a B&B, find out what the requirements are ahead of time.  The process to change the zoning can be a lengthy and expensive one – in the small town where I am located, if everything goes smoothly it can take a minimum of three months for a zoning by-law amendment, and there is no guarantee that you will get the amendment you need.

3.  What else is required to make your bed and breakfast “legal”?

As with zoning, depending on where you are located, there may be requirements at the federal/national, provincial/state, regional/county and local levels.  These can include permits, licenses, certificates and other regulations.

Typical requirements can include:

• Business registration and licensing
• Permits (signs, serving and selling alcohol, building if you are making changes to the property)
• Taxation numbers
• Training and certification (smart serve, food handling)
• Inspections (fire, health & safety, B&B standards)

The list can be fairly lengthy, or it may not be an issue at all! My recommendation is to speak with local bed and breakfast owners – someone who has been through it and knows the local situation – to be able to determine what it can be like trying to own a bed and breakfast in the area you are considering.  Listen to their stories and advice and weigh all that information against your dreams and desires.

Then, in order to make sure you have everything covered and positioned properly to meet your goals for owning a bed and breakfast, both long and short term, it is well worth the money to speak with a knowledgeable lawyer and accountant.

While making sure that the appropriate amount of space and compliance that is required for zoning, permits, and regulations may not seem fun, these factors will ensure that once you open for business you won’t have any sudden surprises that can close your bed and breakfast down. 

About the author:
Susan Poole, The B&B Coach is the owner of the award-winning 40 Bay Street Bed & Breakfast. Her 3 step system has been created to help people figure out if owning a bed and breakfast can produce the income and fulfillment then envision. After completing the "How to turn your passions into a thriving bed and breakfast business" system, people will know how much income they can create, how much work it will be and what the risks are for them.

Pictured: Chambered Nautilus Bed and Breakfast in Seattle, WA

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Seven Vital Questions to Ask if You Want to Turn Your Home into a B&B

The following guest post is by Susan Poole, B&B coach and innkeeper of an Ontario B&B.

This summer I was contacted by Martha Stewart Living Radio Morning Show to discuss what people needed to do in order to turn their home into a bed and breakfast.  Here are the questions I recommended that people ask themselves before they even start their journey.

1. Why do you want to own a bed and breakfast? 
If you are just seeking personal fulfillment, your approach is going to be very different than someone who is hoping to create a revenue stream using their home.

2. What the requirements are for legally using your property as a bed and breakfast?
There is no one-stop shop for finding out what the requirements are where you live, and there may be federal, state and local regulations that will apply – all the way from tax implications to health and safety (e.g. food handling) to zoning, sign permits, and parking issues.

3. What is going to attract people to your bed and breakfast? 
The bad news is that people don’t decide to go to stay at a B&B (unless it is a destination in and of itself) and then look for things to do; they find something they want to do, decide they want stay over and require accommodation, and then look for somewhere to stay. 

4. Who is your competition? 
If you want to be financially rewarded for your efforts, you need to find out if there is a need for another bed and breakfast in your area.  In addition, you need to look at the other accommodations; studies show that 80% of hotel guests say they never even considered the idea of staying in a B&B as an option.

5. Who do you want as your guest?
In May 2012, BedandBreakfast.com did a survey on travel trends impacting on B&Bs, and found that three quarters of guests are couples between the ages of 35 and 65.  Are these the people you pictured yourself serving in your bed and breakfast?

6.  Will you be able to offer the amenities that potential guests want?
From a summer 2012 traveler survey by BedandBreakfast.com*, B&B guests said the following amenities were either very important to them or they wouldn't book without them:
• 91% want private bathrooms and 71% free, on-site parking.  Do you have the space to be able to put in extra bathrooms and parking spaces?
• 60% expect free breakfast – are you prepared to deal with special diets?  Do you have consistent access to high quality foods and beverages?  Where and how are you going to seat your guests for breakfast?
• 38% demand free cable or satellite TV and WiFi a must-have these days.  The good news is that technology is constantly progressing, making it easier to provide these types of services at a lower cost.
• 57% want flexible check-ins. You need to qualify what a “late check-in" is, how much disruption it might cause to your personal life and schedule, as well as how it might disturb other guests.

7.  What are the financial implications of owning a bed and breakfast?
One of the key benefits of owning a bed and breakfast is the potential for tax write-offs and the ability to improve your property. However, you need to weigh that against the additional costs you will incur through investing in upgrades, increased utility and food bills, and property tax increases.

Making the decision to use your home as a bed and breakfast requires thought and research. Here are my recommendations for getting started:
• Visit your local municipal government to discuss what might be required
• Be realistic about your current property and its ability to provide the services and amenities bed and breakfast guests are looking for
• Talk to an experienced bed and breakfast owner who can give you insights on  additional things you need to consider, provide valuable contacts, and give you some ideas about your potential guests
• Do some rough math to figure out whether you can make enough money to make your feel adequately compensated for your efforts
• Find some courses put on by actual bed and breakfast owners to continue your exploration

Running a bed and breakfast in your home is a great lifestyle if you are prepared for the reality!

About the author:
Susan Poole, The B&B Coach is the owner of the award-winning 40 Bay Street Bed & Breakfast. Her 3 step system has been created to help people figure out if owning a bed and breakfast can produce the income and fulfillment then envision. After completing the "How to turn your passions into a thriving bed and breakfast business" system, people will know how much income they can create, how much work it will be and what the risks are for them.

*Survey in summer 2012 consisted of 992 traveler responses

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Guest Post: The First Step Every Aspiring Bed and Breakfast Owner Needs to Take

The following guest post is by Susan Poole, a B&B coach and innkeeper of 40 Bay Street Bed and Breakfast in Parry Sound, Ontario.

As a bed and breakfast owner for over seven years now, I have had a lot of guests sit around my breakfast table and tell me that they think they would like to own a bed and breakfast. 

As the discussions progress, one of the biggest things I’ve realized is that most people have no idea of what’s involved in owning a bed and breakfast.All they see are the fun parts – like getting to meet new people and having an appreciative audience to enjoy the cooking and decorating.  However, there is a lot more to owning a bed and breakfast than that!

To really understand what the pros and cons for you as an aspiring bed and breakfast owner might be, consider the following questions:

Do you have the personality to be a good bed and breakfast owner?

Having the right personality is one of the biggest success factors any bed and breakfast owner can have.If you read online reviews on sites like TripAdvisor or BedandBreakfast.com, you will see that a lot of reviews contain feedback about the B&B owners.Therefore, besides the usual cooking, decorating and meeting new people, you need to:

• Be flexible. Most people choose a bed and breakfast because they like the personal connections they make with the owner and other guests.Therefore, being able to provide that personalized attention in a timely and meaningful way to each guest is really important.

• Know and be able to maintain your boundaries.Personal boundaries are important as they protect you from allowing your guests to take advantage of you and your business.

• Learn new things.The world is constantly changing, which means bed and breakfast guests are, too.Different cultures, languages and foods, special diets and environmental sensitivities are all things that keep bed and breakfast owners on their toes.

Are you prepared to run your own business?

Successful bed and breakfast owners are also successful business owners.Like most new businesses, you need to understand:

• What is the marketplace like?Is there a need for another B&B in this area?

• It will take a while to build your brand and reputation.Are you willing to invest time and money to do that?

• Are you prepared to give up weekends and holidays to run your business?These are the most popular times for people to travel.

Are you prepared for the amount of work required?

When I started my bed and breakfast, everyone warned me how much work it would be.While attitude plays a big role in how you approach all the work that is required (for the first time in my life, someone is paying me to cook, clean and do laundry!) what I hadn’t realized was that most people don’t stay for that long. 

In order to stay on top of everything, I have a daily to-do list that includes 15 daily tasks that take 15 minutes or more to complete.  The tasks I spend the most time on are:

• Breakfast takes three hours from starting to prepare to finishing the clean-up
• Each bedroom and bathroom plus laundry takes one hour
• Ensuring that my rooms are booked requires takes up a lot of time (and must be done when the requests come in – not when I want to deal with them)

 In addition, I have a list of seven things that have to be done on a weekly basis that take me a minimum of two hours each.Tired yet?

Do you have the support you need to be able to run a bed and breakfast?

There is nothing a like owning a bed and breakfast that entwines your personal and business life together.If there are other people living in your house:

• What impacts will running a business in your home have on your family?

• How supportive are they of the idea of having a bed and breakfast?

• If you get sick, are they willing and/or able to pick up the workload?

Understanding what the pros and cons are while you are still at the aspiring bed and breakfast owner stage means that you will be aware of areas that you need to explore further.This information is also vital when planning your B&B – right from budgeting through to the layout of your property and the type of guests you want to attract.Doing your homework can save you a lot of money and heartache.

About the author: Susan Poole, The B&B Coach is the owner of the award winning 40 Bay Street Bed & Breakfast. Her three-step system has been created to help people figure out if owning a bed and breakfast can produce the income and fulfillment they envision. After completing the "How to turn your passions into a thriving bed and breakfast business" system, people will know how much income they can create, how much work it will be and what the risks are for them.

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