From “Ask Kit!”:
Q: We are looking at several properties and trying to decide after looking at gross income (some records only show net income) how you decide what to offer?
Kit Cassingham
What are Professional Interim Innkeepers or Innsitters?
Innkeepers are always on duty 24/7. So what does an innkeeper do when they need to get away for a vacation, a special occasion, or an emergency? Who do they get to replace themselves for a few days, weeks or maybe even a few months?
Opening a B&B: A Case Study
I thought it might be interesting and valuable to follow a B&B project from the beginning, as a way of learning how to do a better job at starting a B&B. This is based on an inn I was involved with along the way, so have some insights to share.
Guestroom Licensing Issue
From “Ask Kit!”:
Q: If an Inn has 13 bedrooms but it says only 6 are for B&B operations, is that a licensing issue?
A Steal of a Deal
I regularly hear about B&B buyers who are so pleased with their B&B purchase they are almost gloating. I’m all for a buyer getting their B&B for a good price, as long as they don’t make the seller feel as if they are being robbed. A seller who feels robbed will make life and the transaction unpleasant fo the buyer. When that happens the good deal quits being a good deal.
B&B Trends for 2005
The hospitality conference I attended in London was the usual eye opener for me. Being in Europe, the conference had a distinctly European focus with shared information regarding how the ten new members of the European Union are going to affect the economy and business.
Pricing Method: Real Estate value PLUS Cash Flow
From “Ask Kit!”:
Q: If I can figure the real estate value of the building and I know the cash flow of the business ..How do I add the value of the Established, successful B&B that I would like to purchase?
How do I buy a B&B without using a broker?
From “Ask Kit!”:
Q: We have found a B&B that’s for sale without a broker because the seller doesn’t want to pay any commissions. How can we go about submitting an offer to a seller without using our own broker?
Wine & Cheese Time
From “Ask Kit!”:
Q: On weekend evenings, I also plan to have such things as a wine and cheese party. Is that a good idea?
Filling In The Gaps For Guests
From “Ask Kit!”:
Q: What can we offer guests that they might have forgotten to pack, such as a razor or toothbrush?
Fabric Softner Options
From “Ask Kit!”:
Q: I hate the smell of fabric sheets, but I don’t know how else to soften my laundry or reduce static cling. Help!
One Opinion About What “Guest Services” Is
From “Ask Kit!”:
Q: I believe “guest services” encompasses everything that makes a guest feel welcome, comfortable and secure. Why do I not find that in B&Bs all the time?
Pumpkin Chocolate Chip Muffins
What a great combination of flavors this is. I feel I’m getting my healthy breakfast and dessert rolled into one tasty treat. Pumpkin and chocolate — you can’t lose!
Peanut Butter Bread
All you need is a bit of jelly to put with the peanut butter and you have a complete snack or meal.
Grapes Juanita
These can be served as dessert, salad or a breakfast item. They look beautiful and taste good too. Use any number of fruits, but grapes and blueberries work the best.
Cheese Pudding
When I was in college the dorm cafeteria served this, calling it Cheese Souffle, with strawberry sauce on top. I don’t think they served it for breakfast, but I think it would be great!
Fixed Dinner Menus
From “Ask Kit!”:
Q: I don’t want to fix several meals for different guests on the same night. So how do I deal with that one? Just offer a steak/buffalo dinner and forget the cheaper dinners?
Gay Market
From “Ask Kit!”:
Q: One niche we want to cater to is the large gay market that has been underserved and not marketed to. What can you share about that?
Defining My “Perfect” Guest
From “Ask Kit!”:
Q: Thanks for “pushing” me out of my comfort zone. You are right about me being unable to define the people I would like to have in my B&B, the reason is: I do not believe people have to be exactly like me to enjoy what I have to offer.
Non-traditional Marketing
From “Ask Kit!”:
Q: To keep our advertising budget reasonable, we need to look at non-tradtional marketing methods.
Are Prices Fixed or Negotiable?
From “Ask Kit!”:
Q: Are inn’s generally negotiable like houses are on the selling price or is it pretty much “firm” on what is being offered?
Organic B&B
From “Ask Kit!”:
Q: Have you heard about B&Bs that are organic oriented? Perhaps I should buy a small farm ….
Market Niche Definition
From “Ask Kit!”:
Q: Our market niche is skiers. How do we attract them their to our inn, rather than the other inns in town?
Ski Packages
From “Ask Kit!”:
Q: We plan to put together ski packages with several ski areas, including cross-country centers (a fast growing segment.) Our advertising budget will be centered on the southern market.
Ranch Gift Shop
From “Ask Kit!”:
Q: What do you suggest I put in my ranch B&B gift shop?
Guest Laundry
From “Ask Kit!”:
Q: Do I allow guests to use the laundry facilities?
Laundry Cost
From “Ask Kit!”:
Q: What is the average cost to wash the linens from a guest room?
Toiletry Costs
From “Ask Kit!”:
Q: What can I expect to pay for providing soap/lotions/shampoos/per room?
About Kit — “The B&B Lady”
I am “The B&B Lady” and owner of Sage Blossom Consulting, established in 1989. My experience in the hospitality industry ranges from housekeeping to B&B management, including waitressing and catering, to a B&B Broker and a Consultant. My experience outside the hospitality industry ranges from computer programmer to blogger to high performance coach. There’s a lot of background and foundation here, for your benefit.
The B&B Lady’s Periodic eZine
I publish a periodic electronic newsletter — eZine in today’s parlance — that you are welcome to subscribe to.
What is a B&B Broker?
From “Ask Kit!”:
Q: I’m not familiar with an Inn Broker. Could you please provide more information on this type of support?
Residential vs Commercial Loans?
From “Ask Kit!”:
Q: What is the difference between a residental and commercial loan?
How do I learn cleaning “rules”?
From “Ask Kit!”:
Q: When it comes time to purchase a B&B, how do I find out the correct cleaning chores and requirements that are necessary to ensure proper cleanliness of rooms? Is the local health department a source I can go to in order to find this out?
Are there low cost ways to satisfy my guests?
From “Ask Kit!”:
Q: “What “low cost” ways can you suggest for increasing guest satisfaction? What kinds of amenities do you offer your guests and how much does this increase your costs?”
Green Conference Centers
Meeting rooms and conference centers are a common additional revenue source for hotels; they could be for B&Bs too. Regardless of your property’s size, having separate space for a meeting or conference is a smart move. Consider, while you are developing your conference center space, creating a green environment and practice for that space. If you already have a meeting room, that could be a great place to begin sustainable practices.
Are Meetings and Weddings Good With a B&B?
From “Ask Kit!”:
Q: I would like to develop a meetings, weddings aspect of the inn, but would probably do so in cooperation with a caterer in the area. Are meetings and weddings good businesses in conjunction with B&Bs?
Wool Mattress Pads
There was a time I could sleep well anywhere, any time. As I “matured”, my sleeping needs matured as well. I have migrated from thinking that one bed is like any other bed to understanding that bed quality, construction, and materials matter greatly in providing a good night’s sleep. Upscale property owners and managers have known that for a long time. Paying guests understand it too and vote with their dollar. Your challenge is finding the balance that will satisfy the biggest majority of your guests.
The bed pad is the first step in making a great sleeping surface for you guests.
Guest Linens
Have you ever considered how important linens are to the guest experience? I think they make a statement about your commitment to your guests’ experience. If you haven’t thought about it lately, it’s time to take a fresh look at the topic.
Customer Service
In 1987 when the movie “The Princess Bride” came out, I fell in love with a phrase that was used throughout the movie — “as you wish”. I thought it would be wonderful to have people say “as you wish” to my every request. With time I came to realize that was also the perfect phrase for the hospitality industry, if not for every service business.
Innkeeping Mistakes #2: Sloth, Wrath, Gluttony, Stupidity
Part 2
Last month I started this thread of thought about the “Seven Sins of Innkeeping”. It was spawned from a speech my husband gave several years ago. In review, the classic “Seven Sins” are avarice, lust, envy, pride, sloth, wrath, and gluttony. Last month I covered the first four “sins” in this list, so this month I’ll continue with the last three “sins” and introduce a “new” sin.