take care of reservations charge billing accounts manage the business’s finances entertain guests keep a clean house interact with local authorities as needed update licenses and permits make/serve breakfast to guests
be self-motivated resolve tension be impeccably hospitable work long hours with frequent interruptions maintain enthusiasm in tedious situations be able to speak with a friendly and welcoming demeanor, even when you are having a conflict with a guest clean bathrooms and laundry that others have used plan and prepare meals, especially considering the prevalence of food allergies and specialized diets develop promotional materials like brochures, advertisements, and an up-to-date website write a working business plan perform accounting and bookkeeping work while sticking to a budget
to be in a community with a basic demand for bed and breakfast locations to be in an under-saturated market (i. e. , not surrounded by existing B&Bs) a functional dining room, bedroom, and bathroom accessible to all guests a working kitchen that is big enough to cook for your maximum number of guests sufficient space for the maximum number of guests you’ll have on a given day a bathroom space that can be kept extremely clean and well-ventilated a steady supply of toilet paper, tissues, and soap plenty of clean, brand-new linens
tourists - how many tourists you draw in will probably depend on where you are located. Consider offering free travel maps and brochures to nearby destinations, or find ways to have your B&B business listed as a nearby lodging on local destinations’ websites. business travelers - again, this will depend on where you are located. If you are in or near a major metropolitan area, or at least close to a few bigger business offices, you may be able to capitalize on this niche. Consider marketing your B&B as being a close resort near major business destinations. romantic getaways - this type of guest will most likely be had in any location, though being near a traditionally romantic getaway (like out in the country or within driving distance to a romantic restaurant) may give you some advantage. Consider offering some type of romance package, including date night goodies like champagne and chocolate-covered strawberries, to couples staying at your B&B for a romantic weekend. college/university visitors - once again, this niche depends on where you live. If you’re near one or more colleges/universities, or if you live in or near a popular college town, you may be able to capitalize on parents, college sports fans, and out-of-town visitors. However, this type of market will probably be seasonal, and may not be very stable. locals needing extra lodging - many people having weddings, graduation parties, and family reunions will look for lodging near the party. You can market your B&B to locals by advertising locally as a great place for out-of-town guests to lodge.
Some states, like New York, have begun enforcing state-wide rules and regulations on what constitutes a hotel service. Many B&Bs have been deemed “illegal hotels” and were faced with exorbitant fines and fees. [4] X Research source Save yourself the headache of future legal problems by consulting an attorney before you begin renovating your home and hosting guests.
Some states allow more guest rooms. Indiana, for example, allows up to 14 rooms per B&B. [6] X Trustworthy Source State of Indiana Official site for state-approved sources related to life in Indiana, including laws, services, and culture Go to source Search online for B&B regulations in your state and county to ensure that your facility is in compliance. In Iowa, the state distinguishes between a B&B home and a B&B inn. A B&B home houses no more than four guest families at any given time, and is cohabited by the owner/host. A B&B inn may host up to nine guest rooms, and must be licensed and inspected as a hotel and a food service establishment. [7] X Research source Check to see if your state requires you to register and be inspected/licensed as a hotel, dining establishment, or both.
Even small, low-cost renovations/conversions will require a sizable startup fund. Some experts recommend budgeting $20,000 to $40,000 per guest room for a small property, though conversions/renovations and redecorating may cost up to $50,000 per room in a larger or more dilapidated property. [8] X Research source
Ask people you know and trust to recommend a reliable and reputable contractor. If you cannot get a recommendation from someone you know, you can look online for past customer reviews. Only choose a contractor who has an established company and comes highly recommended, either by someone you know or by others online. Get a written estimate from multiple contractors before you choose which one you’ll hire. Keep that contractor’s written estimate in case any major deviations take place during the project. Get a written contract with estimated start and completion dates. Do not pay cash. Use a check or credit/debit card so you can have a record of your payments and the dates they were made. Keep all your paperwork in one place, as well as a record of all correspondences with the contractor you hire.
Ask people you know and trust to recommend a reliable and reputable contractor. If you cannot get a recommendation from someone you know, you can look online for past customer reviews. Only choose a contractor who has an established company and comes highly recommended, either by someone you know or by others online. Get a written estimate from multiple contractors before you choose which one you’ll hire. Keep that contractor’s written estimate in case any major deviations take place during the project. Get a written contract with estimated start and completion dates. Do not pay cash. Use a check or credit/debit card so you can have a record of your payments and the dates they were made. Keep all your paperwork in one place, as well as a record of all correspondences with the contractor you hire.
a functional ventilation system a preparation table a heat lamp a utensil rack a fryer a stove and oven a refrigerator and freezer dry storage space, kept off the floor and away from any hazardous chemicals a microwave oven a coffee maker a toaster or toaster oven a dishwasher a sink with a sprayer unit a garbage disposal (optional)
Don’t forget to take allergies into account when choosing bedding. Some people are allergic to feathers/down, wool, and other materials.
sofa love seat comfortable chairs a writing table/desk and chair lamps end tables books, magazines, and board games a coat rack (placed near entrances) a place for dirty shoes (placed near the front door)
Depending on your target demographic, you may want to offer a computer or wifi access to guests, and a printer or fax machine (especially if you will be hosting a lot of traveling business men and women).
If you live in a rural area and you’re appealing to autumn foliage viewers, try decorating your lodging with local wilderness photography. You may also want to adapt your location into your B&B’s motif - like hanging birch bark-patterned wallpaper, for example, or mounting deer antlers over the fireplace.
In some places, you may need both state and county or city licenses. In other regions, there may not be any state license required, in which case you would simply need to secure a county and/or city license. [11] X Trustworthy Source State of Michigan Official website for the State of Michigan Go to source Contact your city and/or county government to ask about business licensing in your community and how bed and breakfasts are regulated in your area. [12] X Research source
A simple continental breakfast should include (at minimum): coffee, juice, milk, bagels or muffins, fruit, and yogurt or cereal. A more gourmet meal, like omelets, tofu scrambles, or a quiche, is always a highly-marketable option. However, keep in mind as you plan your meals that some guests have food allergies and other dietary restrictions. Depending on where you live, you may be required by local laws to install new kitchen equipment and cooking fixtures. [13] X Research source There may also be additional laws and regulations governing how you store and prepare food, including cleaning and sanitation.
what kinds of amenities you offer (like private balconies, private fireplaces, or a private hot tub) from one room to the next where you’re located, and what local destinations draw tourists to your area what the going rate is for B&Bs in your area what kind of food you serve for breakfast, and any other service-related offerings whether guests will pay upon arrival or departure what forms of payment you will accept
bring pets bring children consume alcohol on premises smoke on premises bring non-guests back to their room play music or watch TV have access to the full house and grounds be restricted to an evening curfew or quiet hours eat breakfast whenever they awake or observe a specific breakfast hour
Know your target audience and market your B&B to those guests. Understand the needs and wants of your guests. Tailor your advertisements to show how you meet those demands. Put up flyers, a press release, and an ad in the phonebook. Send out an e-newsletter and send direct mail to previous guests. Be sure to advertise your business online, though you should still advertise in print as well. Create a social media page for your B&B so that visitors can leave reviews or share your business’s information with their friends. Make a rustic-looking sign with your B&B’s name and address. Put the sign up at the end of your driveway or near your house to let guests know they’ve found the B&B they were looking for.
Don’t forget to use a registration ledger, and keep all receipts from visiting guests. Many states mandate that B&Bs purchase and maintain an up-to-date guest ledger, and in some states a Code Enforcement Officer or Building Department representative may request this ledger to confirm that your B&B is adhering to local and state laws on the number of guests lodging at your home. [15] X Research source
