Taking on a Bed and Breakfast.
Discussion
There's threads about if you search. The OH family have several when she was still at home did house keeping, books etc.
You may be better of sticking this in business section.
First point like any business how much debt you have (loan/mortgage on the property in this case) can be the difference.
Massively location dependent, lots of places in the UK are seasonal and not be worthwhile opening in the winter at all so can you earn enough £ in the high season to close 4-6 months of the year?
As a couple 10 rooms is about the right number to run without the need for extra staff, extra staff = less profit If you're buying and plan to run it all yourself I'd go for the max amount of rooms.
Review sites can make or break B&B's and ever f
ker these days is a critic.
Goes without saying but go in with your eyes open. I'd see if you can shadow a couple of B&B owners for a week or whatever you can afford offer free labor in return-better still the one you want to buy.
I think the majority uninitiated think it's a few hours work per day, cooking breakfast, cleaning rooms, and checking guests in and you've hours of free time.
In reality you've got to be available to your guest almost 24 hours, up at the crack of dawn and long hours. Great if one of you is an early riser not so much if not. How will you advertise? if you use sites like booking then they take a big cut. Occupancy rates are key to work out if it's viable and of course looking at the books.
I'd imagine it's a lot of hassle but if you like Joe Public and customer facing type roles pretty rewarding. A bloke at work had a B&B in the Lakes and said they became victims of their own success and it was a lot of work and hassle. Now he has a very large B&B sized house......
You may be better of sticking this in business section.
First point like any business how much debt you have (loan/mortgage on the property in this case) can be the difference.
Massively location dependent, lots of places in the UK are seasonal and not be worthwhile opening in the winter at all so can you earn enough £ in the high season to close 4-6 months of the year?
As a couple 10 rooms is about the right number to run without the need for extra staff, extra staff = less profit If you're buying and plan to run it all yourself I'd go for the max amount of rooms.
Review sites can make or break B&B's and ever f
ker these days is a critic.Goes without saying but go in with your eyes open. I'd see if you can shadow a couple of B&B owners for a week or whatever you can afford offer free labor in return-better still the one you want to buy.
I think the majority uninitiated think it's a few hours work per day, cooking breakfast, cleaning rooms, and checking guests in and you've hours of free time.
In reality you've got to be available to your guest almost 24 hours, up at the crack of dawn and long hours. Great if one of you is an early riser not so much if not. How will you advertise? if you use sites like booking then they take a big cut. Occupancy rates are key to work out if it's viable and of course looking at the books.
I'd imagine it's a lot of hassle but if you like Joe Public and customer facing type roles pretty rewarding. A bloke at work had a B&B in the Lakes and said they became victims of their own success and it was a lot of work and hassle. Now he has a very large B&B sized house......
http://ivymountguesthouse.co.uk
My mate owns this Bed and Breakfast in Manchester and he works very hard at making sure it is always busy.
You have to be clued up with the internet and self promotion to make a success of things in my opinion.
My mate owns this Bed and Breakfast in Manchester and he works very hard at making sure it is always busy.
You have to be clued up with the internet and self promotion to make a success of things in my opinion.
037 said:
http://ivymountguesthouse.co.uk
My mate owns this Bed and Breakfast in Manchester and he works very hard at making sure it is always busy.
You have to be clued up with the internet and self promotion to make a success of things in my opinion.
That website desperately needs some attention, there are typos all over the place, poor punctuation, double spaces between words, you name it.My mate owns this Bed and Breakfast in Manchester and he works very hard at making sure it is always busy.
You have to be clued up with the internet and self promotion to make a success of things in my opinion.
a311 said:
There's threads about if you search. The OH family have several when she was still at home did house keeping, books etc.
You may be better of sticking this in business section.
First point like any business how much debt you have (loan/mortgage on the property in this case) can be the difference.
Massively location dependent, lots of places in the UK are seasonal and not be worthwhile opening in the winter at all so can you earn enough £ in the high season to close 4-6 months of the year?
As a couple 10 rooms is about the right number to run without the need for extra staff, extra staff = less profit If you're buying and plan to run it all yourself I'd go for the max amount of rooms.
Review sites can make or break B&B's and ever fker these days is a critic.
Goes without saying but go in with your eyes open. I'd see if you can shadow a couple of B&B owners for a week or whatever you can afford offer free labor in return-better still the one you want to buy.
I think the majority uninitiated think it's a few hours work per day, cooking breakfast, cleaning rooms, and checking guests in and you've hours of free time.
In reality you've got to be available to your guest almost 24 hours, up at the crack of dawn and long hours. Great if one of you is an early riser not so much if not. How will you advertise? if you use sites like booking then they take a big cut. Occupancy rates are key to work out if it's viable and of course looking at the books.
I'd imagine it's a lot of hassle but if you like Joe Public and customer facing type roles pretty rewarding. A bloke at work had a B&B in the Lakes and said they became victims of their own success and it was a lot of work and hassle. Now he has a very large B&B sized house......
Wow, thank you for that, and thank you all for your input.You may be better of sticking this in business section.
First point like any business how much debt you have (loan/mortgage on the property in this case) can be the difference.
Massively location dependent, lots of places in the UK are seasonal and not be worthwhile opening in the winter at all so can you earn enough £ in the high season to close 4-6 months of the year?
As a couple 10 rooms is about the right number to run without the need for extra staff, extra staff = less profit If you're buying and plan to run it all yourself I'd go for the max amount of rooms.
Review sites can make or break B&B's and ever f
ker these days is a critic.Goes without saying but go in with your eyes open. I'd see if you can shadow a couple of B&B owners for a week or whatever you can afford offer free labor in return-better still the one you want to buy.
I think the majority uninitiated think it's a few hours work per day, cooking breakfast, cleaning rooms, and checking guests in and you've hours of free time.
In reality you've got to be available to your guest almost 24 hours, up at the crack of dawn and long hours. Great if one of you is an early riser not so much if not. How will you advertise? if you use sites like booking then they take a big cut. Occupancy rates are key to work out if it's viable and of course looking at the books.
I'd imagine it's a lot of hassle but if you like Joe Public and customer facing type roles pretty rewarding. A bloke at work had a B&B in the Lakes and said they became victims of their own success and it was a lot of work and hassle. Now he has a very large B&B sized house......
It's something my wife and I are considering. The questions I have are more to do with financing one - we'd be looking to sell up our house and plough that in to a B+B.
I spoke to the vendors and it was a functioning B+B, but isn't at present. Therefore there are no accounts for the last few years which may well throw a spanner in the works of this particular one.
If the worst came to the worst in low seasons I'd/we'd get some work, but it is an established UK holiday destination with things going on most of the year around. We wouldn't aim to employ anyone, our skill set between us should have most things covered, and things I can't do yet I'm bloody minded enough to make sure I can (and have family members who can help/show me!).
What does an average day entail for those of you who own them?
ADogg said:
Wow, thank you for that, and thank you all for your input.
It's something my wife and I are considering. The questions I have are more to do with financing one - we'd be looking to sell up our house and plough that in to a B+B.
I spoke to the vendors and it was a functioning B+B, but isn't at present. Therefore there are no accounts for the last few years which may well throw a spanner in the works of this particular one.
If the worst came to the worst in low seasons I'd/we'd get some work, but it is an established UK holiday destination with things going on most of the year around. We wouldn't aim to employ anyone, our skill set between us should have most things covered, and things I can't do yet I'm bloody minded enough to make sure I can (and have family members who can help/show me!).
What does an average day entail for those of you who own them?
No problem-what is the location? How may sellable bedrooms? Do some mock bookings/check other similar properties ‘availability’ calendars.It's something my wife and I are considering. The questions I have are more to do with financing one - we'd be looking to sell up our house and plough that in to a B+B.
I spoke to the vendors and it was a functioning B+B, but isn't at present. Therefore there are no accounts for the last few years which may well throw a spanner in the works of this particular one.
If the worst came to the worst in low seasons I'd/we'd get some work, but it is an established UK holiday destination with things going on most of the year around. We wouldn't aim to employ anyone, our skill set between us should have most things covered, and things I can't do yet I'm bloody minded enough to make sure I can (and have family members who can help/show me!).
What does an average day entail for those of you who own them?
It depends on your clientele but I think a 2 hour window is sufficient for breakfast say 0730-0930hrs I’d say you’ll need an hour prior to that to get prepared or if it suits do what you can the night before. Based on say 10 maybe another hour cleaning up after breakfast, then it will be into cleaning the rooms, changer over obviously requiring more of a through clean etc. Then check in for new guests. Evenings hopefully some free time but I’d expect general catch up and admin and bookings. You could choose to serve meals and or alcohol in the evening depends on location but may/may not be worth it.
Back of a fag packet type figures.
Assume £100 a night rate based on 40% occupancy on 10 rooms.
You’d be looking at 146k a year gross
25% about 91k
Seems healthy enough on the face of it, but factor in deductions and it’s soon eaten away.
Mortgage-as I said previously this will be the maker or breaker.
TAX, maintenance, insurances, laundry bills, if using booking sites they’ll take a decent cut. There’ll be plenty more of ded
The wife and I have toyed with the idea but something small scale as a hobby really maybe 4 rooms, I’d still work and she’d run it.
It's a tough life, and easy to get wrong... You really have to be a special kind of person to be a private hotelier or B&B owner.
As above, typical day would be...
6am Alarm, to sort yourself out
7am in the kitchen
7.30am breakfast service starts
9.30am breakfast service finishes
9.30 to 10.15 - clean down kitchen
11am - last guests check out
11am to 1.30 - clean down and change rooms (10 rooms at 15 minutes per room)
2pm guests start arriving to check in
- get paperwork done at check in desk in between check in
The rest of the afternoon and evening can then be a mixture of opening and manning the bar, dinner service if you'll offer one, pandering to your guests needs (extra pillows, irons etc), updating websites, checking reviews etc.
2am... get woken up as noisy guests return from their night out.
6am, start all over
That's without allowing for maintenance time, going out to get supplies etc.
Don't want to put a downer on anything, but don't think it'll be an easy ride.
As above, typical day would be...
6am Alarm, to sort yourself out
7am in the kitchen
7.30am breakfast service starts
9.30am breakfast service finishes
9.30 to 10.15 - clean down kitchen
11am - last guests check out
11am to 1.30 - clean down and change rooms (10 rooms at 15 minutes per room)
2pm guests start arriving to check in
- get paperwork done at check in desk in between check in
The rest of the afternoon and evening can then be a mixture of opening and manning the bar, dinner service if you'll offer one, pandering to your guests needs (extra pillows, irons etc), updating websites, checking reviews etc.
2am... get woken up as noisy guests return from their night out.
6am, start all over
That's without allowing for maintenance time, going out to get supplies etc.
Don't want to put a downer on anything, but don't think it'll be an easy ride.
Dr Interceptor said:
It's a tough life, and easy to get wrong... You really have to be a special kind of person to be a private hotelier or B&B owner.
As above, typical day would be...
6am Alarm, to sort yourself out
7am in the kitchen
7.30am breakfast service starts
9.30am breakfast service finishes
9.30 to 10.15 - clean down kitchen
11am - last guests check out
11am to 1.30 - clean down and change rooms (10 rooms at 15 minutes per room)
2pm guests start arriving to check in
- get paperwork done at check in desk in between check in
The rest of the afternoon and evening can then be a mixture of opening and manning the bar, dinner service if you'll offer one, pandering to your guests needs (extra pillows, irons etc), updating websites, checking reviews etc.
2am... get woken up as noisy guests return from their night out.
6am, start all over
That's without allowing for maintenance time, going out to get supplies etc.
Don't want to put a downer on anything, but don't think it'll be an easy ride.
What he saidAs above, typical day would be...
6am Alarm, to sort yourself out
7am in the kitchen
7.30am breakfast service starts
9.30am breakfast service finishes
9.30 to 10.15 - clean down kitchen
11am - last guests check out
11am to 1.30 - clean down and change rooms (10 rooms at 15 minutes per room)
2pm guests start arriving to check in
- get paperwork done at check in desk in between check in
The rest of the afternoon and evening can then be a mixture of opening and manning the bar, dinner service if you'll offer one, pandering to your guests needs (extra pillows, irons etc), updating websites, checking reviews etc.
2am... get woken up as noisy guests return from their night out.
6am, start all over
That's without allowing for maintenance time, going out to get supplies etc.
Don't want to put a downer on anything, but don't think it'll be an easy ride.
Plus factor in the idiot factor of 5%.
Never underestimate the stupidity of the great British public.
3 am wake ups because they're cold - lost their keys - want to make a cup of tea and they've used all the sugar - want some clean glasses or gone for a wander and set the bar alarm off.
On the whole it's quite good fun, bloody hard work and you'll get next to no time off.
Oh and I had a fight with one idiot.
Haha, blimey! Thanks for that insight!
The more we think about it the more it makes sense to take on something smaller for my wife to run whilst I carry on with working (at least to start with).
We're looking at the Scarborough / Whitby area at the moment, but although having found somewhere we like etc, are going to look at other possible locations too.
Thanks again.
The more we think about it the more it makes sense to take on something smaller for my wife to run whilst I carry on with working (at least to start with).
We're looking at the Scarborough / Whitby area at the moment, but although having found somewhere we like etc, are going to look at other possible locations too.
Thanks again.
ADogg said:
Haha, blimey! Thanks for that insight!
The more we think about it the more it makes sense to take on something smaller for my wife to run whilst I carry on with working (at least to start with).
We're looking at the Scarborough / Whitby area at the moment, but although having found somewhere we like etc, are going to look at other possible locations too.
Thanks again.
Carrying on working is sensible. If you have a larger place then you're wife could always hire some local help, cleaning making up bedrooms etc.The more we think about it the more it makes sense to take on something smaller for my wife to run whilst I carry on with working (at least to start with).
We're looking at the Scarborough / Whitby area at the moment, but although having found somewhere we like etc, are going to look at other possible locations too.
Thanks again.
Don't underestimate the time you will be spending @ the place. You will always have a "last minute guest" who doesn't communicate well or play fair and arrives late etc. Unless you block out bookings don't expect to get out or have a social life.
You will always be looking @ emails and have you're phone on divert if you do manage to get out. Holidays become expensive, you either have to close or pay someone to look after things.
If you manage to find some reliable help however you may be able to get them to look after booking the odd guest in.
Is it worth taking on an existing business and paying a premium? Does the internet not give everyone the same chance to get bookings no matter how long they have been in business?
The reason I say that is a few years ago I rented out my Motorhome, I stuck a home made web site on Google ads and got inundated with bookings. From out of nothing I had more or less the whole summer booked out in year one. I guess there's a lot more competition in the B&B business but if it was me I think I'd want to start from scratch, planning permission may be the obstacle I guess??
The reason I say that is a few years ago I rented out my Motorhome, I stuck a home made web site on Google ads and got inundated with bookings. From out of nothing I had more or less the whole summer booked out in year one. I guess there's a lot more competition in the B&B business but if it was me I think I'd want to start from scratch, planning permission may be the obstacle I guess??
My old man who has a 13 bed one said trying to clean everything yourself is just a waste of life, cleaners are cheap...
He took on his around 10 years ago, lots has been covered, but things to get right - breakfast - review sites, get that nailed and you'll be on the way, clearly a comfy bed, warm room with a half decent shower, TV are all basic things, but he invested a bit more cash in the brekky and the choices, and makes sure to answer all reviews, I would say the review site aspect is VITAL to get right.
He seemed to have a fair bit of free time between check out and check in but he didn't allow check in before 5 I think, or maybe 4, but most of his customers were there on business vs leisure so not sure how that would differ.
He took on his around 10 years ago, lots has been covered, but things to get right - breakfast - review sites, get that nailed and you'll be on the way, clearly a comfy bed, warm room with a half decent shower, TV are all basic things, but he invested a bit more cash in the brekky and the choices, and makes sure to answer all reviews, I would say the review site aspect is VITAL to get right.
He seemed to have a fair bit of free time between check out and check in but he didn't allow check in before 5 I think, or maybe 4, but most of his customers were there on business vs leisure so not sure how that would differ.
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