Starting a B&B

[lost in espace]

What do the PH massive think my chances are of starting a B&B in a rural village close to Welwyn, Herts. Not a lot of local competition it would seem, we had a local hotel The Clock, which closed a few years ago and burnt down today!

We are only a mile from J6 A1, I have lots of off road parking and the accommodation is in a self contained flat with 2 en suite double rooms, tv, wifi, new build so UFH. Lounge, big telly, and kitchen. Breakfast would be a diy affair. Our house is secluded. I could offer airport/station pick ups but I am not sure about car insurance implications.

I could let the rooms on a monthly basis but that would only bring in about £1000, b&b at 30% occupancy (given time) should give me that without having occupants all week. Is this a realistic occupancy rate in say 6 months? I am going to need a marketing strategy!

[plg]

In that area, good chances - especially if you can focus on the business in the shape of Roche and Xerox, etc - plenty of contractors, secondees, etc need week long / multi week stays and would love something different. Getting on their HR approved lists - at a corporate rate (can still be good) - might be a way forward.

I'm going back a few years, but is the pub at Tewin still any good?

[Pabl0]

Some other large companies just up the road at Junction 7 - GSK, BAe (or whatever it is now known as EADS I think).

The Clock used to get a lot of continental coach tour operators - assume this may have reduced in recent times for it to close.

[herbialfa]

Speak to your Planning Department first.

You will need Planning Permission to change it to a B & B.

They may ask you to demonstrate that there is a demand in the area.

[Doofus]

I wouldn't stay in a B&B where I had to make my own B (the second B, not the first one...)

[spikeyhead]

Doofus said:

I wouldn't stay in a B&B where I had to make my own B (the second B, not the first one...)

As a contractor that has spent far too much of his life in B&Bs up and down the country, so long as the price reflects that I'm getting a bowl of rice crispies and some toast that I've had to put in the toaster myself then it's not an issue.

Full English every day for three months combined with restaurant meals every evening is not a healthy lifestyle.

What is far more important in that market is good internet access and clean facilities.

[plg]

spikeyhead said:

Doofus said:

I wouldn't stay in a B&B where I had to make my own B (the second B, not the first one...)

As a contractor that has spent far too much of his life in B&Bs up and down the country, so long as the price reflects that I'm getting a bowl of rice crispies and some toast that I've had to put in the toaster myself then it's not an issue.

Full English every day for three months combined with restaurant meals every evening is not a healthy lifestyle.

What is far more important in that market is good internet access and clean facilities.

I'd agree.
Most times when I'm travelling I have early meetings so tend to skip breakfast. Priorities tend to be:

• Clean
• Comfy bed
• Quiet as possible
• Friendly people
• Wifi
• Nice pub near by for food.

Anything else is secondary - don't mind if the room is tiny, no view, no bath, etc. I can even tolerate chintz (but not for long).

Having lived out of a suitcase for some years and some very nice hotels, I actually prefer a good B&B with some real people to chat to at the end of the day. A friendly host who can chat for 5 mins at the end of a day makes a big difference.

[Doofus]

It seems I should qualify my ealier statement. I have never used a B&B for business. I had no idea many people did.

If I use a B&B it's for leisure, so I expect breakfast.

I stay in loads of hotels too, and the personal aspect of a B&B can be refereshing.

So to the OP, I guess it may depend upon which type of customer you're targetting; business or pleasure.

[lost in espace]

Thanks for the comments, much appreciated. I have another benefit, my back wall is directly on the A1 where the traffic slows to a standstill in the evening, so I will stick a B&B sign up there.

I was going to check with the planning (and regarding the signage) but googling leads me to believe that you don't need change of use if the b&b rooms are < 50% of the beds in the house.

[W124Bob]

There's probably some fire regs to confrom to,try this link
http://www.bandbassociation.org/fire.html
and for more general info here
http://www.bandbnews.co.uk/index.htm
good luck.Friend uped sticks to Scotland and did just this after 30+years on the railway,did buy an existing B&B though.