“Just because you fall in love with a location it doesn't mean there's demand there,” warns David Weston of the Bed and Breakfast Association. comparing the amounts paid up front to the expected turnover. David Weston, chief executive of the Bed and Breakfast Association says: “You've got to consider if you're the right type of person to run a B&B because you're allowing strangers to come into your home. Of course you may provide some other basic facilities such … Bed and breakfast business plan templates aren’t difficult to find online, but try to avoid the temptation to focus on style and format over substance. It is also important to make sure you have insurance. You may be planning on giving up your existing career, moving to a picturesque location and starting your B&B. Except instead of helping you decide where to locate your B&B, this research will tell you if there is even a demand for such a service where your home is. Christine Williams,  who runs the Drifters Lodge, says that although her B&B isn't located in a tourist hotspot, she gets a lot of business during the week from people on business trips, and at the weekends from people visiting nearby family. You may want to consider a simple hotel phone system. “If it's extremely rural or remote you need to be careful. Then at about 4pm I check all the bedrooms before the guests arrive which is usually between 4-7pm. Bed and breakfasts are ideally placed to capitalise on domestic tourism footfall, and the industry is currently in excellent health. Bed and breakfasts on the Oregon Coast – a destination guide. The bed and breakfast industry offers a unique lodging environment, which caters to an ever-increasing group of travelers. Starting a bed and breakfast is a great idea, plus you get to be your own boss and work from home. To sum up, running a B&B is far from a leisurely part-time role. “It's a lot of money but it's worth it. Even during a recession, UK destinations do well as more people choose to stay within the British Isles for their holidays. Your cancellation and refund policy. You will benefit from this kit if you are: considering starting a bed and breakfast What matters are the facts and forecasts, and the evidence behind both of them. All about bed and breakfasts … Registering with HMRC – for tax purposes ensure you register as self-employed within 100 days of starting to trade… How much you spend on setting up your bed and breakfast is really dependent on what kind of condition the property is in and how much work you need to do in terms of alterations. Consider your startup financing. No gyms, no health spas and no concierge service. It has a lot to do with costs like mortgages and rent.” Williams, who does not employ anyone else, says it's a lot of hard work for that level of income but it's worth it because she enjoys it so much. If you’re aiming high, you’ll have to decorate, furnish and maintain the rooms accordingly, from the wallpaper to the plumbing. The Rapid guide to starting a bed and breakfast. For example, Nationwide will allow a bed and breakfast where no more than two bedrooms are allocated to paying guests. Of course, if you're buying an entire new property then your costs are going to be substantially higher. You may also need to apply to your local planning office for a change of use of your property if you're planning to have more than three guest rooms, or don't plan to live at the B&B yourself. “People expect things like en-suite bathrooms even for cheap prices.”. A B&B is different from a hotel in that it's generally more basic. Weston advises keeping a living area or lounge that's just for you and separate form the one the guests use. Maybe they want to retire and are … Weston says it's also important to evaluate what kind of amenities are within range and warns against locating your B&B somewhere that doesn't have a few places to eat within walking distance as not everyone wants to drive. In terms of exactly what you can earn depends on a number of factors including location, the amount you can reasonably charge, whether or not you need to employ staff, how much is required for marketing and whether you have significant costs to pay on the property, such as a mortgage. However, if your budgeting says you need 80% occupancy just to break even, then it's worrying and you need to rethink your approach.”. Even so, it's still just as important to consider all the factors mentioned above. That’s because for every £1 of annual turnover expected for the business, they’re typically valued at £4.49. Starting a bed and breakfast is an exciting chapter in your life. Avoid waffle, but emphasise your skills, experience and achievements in as concrete a way as possible. Before you open, you'll need to start marketing your bed and breakfast. Market Research & Location. To run a successful B&B you have to be a real ‘people person,' especially if your guests are sharing some of your own space, such as the lounge or dining room. “I've done about £4,000 in revenue in July but in December/January it can drop to £1,500. As running a B&B involves serving food you will need to follow rules on food safety. It’s not the business for you if you’re looking for a way to keep yourself mildly busy while you enjoy a leisurely retirement. That would beat your boring day job, no? Recent research by Direct Line for Business indicates that a bed and breakfast is the most expensive type of small business to buy when This can be a very tiring job so you need to plan breaks and not move them. “I try to take a break in the afternoon and generally get 2-3 hours to myself. You would need to be sociable with guests. We use cookies. 6. Startup loans can be a great option. Business & management consultants insurance, Media, marketing & graphic design insurance, Recent research by Direct Line for Business, Get a website and fill it with interesting, useful content (not just obvious sales messages), Work with a graphic designer to produce a powerful logo and brand, Build a customer database and contact them – sparingly – with news, offers and useful information to encourage them to return, Boost sales from word-of-mouth by encouraging customers to review your B&B, Be active on social media, giving good local advice and showing off how helpful you are, Consider working with discount sites like Groupon and Wowcher. Don't automatically rule out an area just because it's not popular with tourists however. receive and could cost you more in the long run. Factors like the location you intend starting the business, the size of bed and breakfast business you want to start … Registered in England and Wales No 1179980. There are also a couple of bad ones. Thinking about running a B&B or earning money on Airbnb or renting out a room? Try to have a consistent decorative theme throughout the guest areas, and opt for stylish furniture that’s sturdy enough to last. Whether you're just starting out with your first B&B or a seasoned Guesthouse Owner, you have to know your way around the Bed and Breakfast legislation ! Even if you have just a couple of rooms, you’ll have to be up early and making sure the place is shipshape every day, while remaining welcoming and eager to please your paying Get some quotations for the cost of advertising in directories or listings magazines too, as these can be really useful methods of driving customers to you. How to start a bed and breakfast Buying a bed and breakfast business. Do your sums, cross reference them with your research on similar businesses in the area, and then do them again! guests. If you're not very neat and tidy it's probably not a good business to get in to.”. You can also obtain most of the information you need from the Food Standards Agency. Opening your own B&B from scratch. B&Bs create a climate of home, where guests become temporary members of a … The bed and breakfast sector in the UK is currently worth an estimated £2 billion, although the recent domination of Airbnb means that the traditional bed and breakfast has had to up … Before starting a bed and breakfast, make sure you’re comfortable with the basic aspects of the industry. Next job is to service the bedrooms, and then the laundry and ironing takes me up until about 12-1pm. Before you put any concrete plans in place, it's best to consult with your local authority planning office. “If you can survive on an occupancy rate of 30-40% then that's very encouraging. Christine Williams, owner of the Drifters Lodge in Buckinghamshire and a recent BusinessLink advisor, says: “I'm rushed off my feet and working harder than I ever did in my life, but it's a wonderful way to make a living. There are several free or low cost website options available. In summary, this involves: A gas safety check must be undertaken by a licensed professional every year. However, you must register as self-employed within 100 days of starting to trade, and you will need to keep meticulous records of all business-related income and outgoings. You will offer a bed for your guests to sleep in, and a full breakfast before they check out. Who … However, … Startups.co.uk are trading styles of Marketing VF Ltd, an Appointed Representative of Resolution Compliance Limited which is authorised and regulated by the Financial Conduct Authority (FRN: 574048). They send a ‘mystery shopper' inspector round once a year and then give you a rating.”. Due diligence, market research and a property survey are all necessary, as is proper budgeting for any renovations that may be needed. Bed and breakfasts in Oregon – a booking guide. The big one you need to remember is registering with HMRC for tax purposes. There are countless good reasons to consider opening a B&B. Earliest arrival and latest departure times. Consider too the size of the property you'll need. If this is the case you'll have a choice when it comes to location. You can be running the most beautiful, quaint and charming B&B in the country, but if nobody knows about it, it's doomed to failure. It's also advisable to meet local pub and restaurant owners, and suggest mutually beneficial deals; you might promise to recommend them, and vice versa, or team up with your fellow hospitality entrepreneurs for discounts and package deals. Funding is one of the biggest obstacles to new business. In fact, even if you haven’t altered your premises significantly, there is a chance you will still need to apply to your local planning authority Bed and breakfasts in Beacon, NY, are just the start. About once a week I'll go through my accounts, do a check on stock and go through any emails. That's something you need to watch out for because it's easy to let the time get away from you and forget about your own peace of mind.”, Bed and Breakfast Association: bandbassociation.org (info@BandBassociation.org, 01935 815252), Visit Britain: visitbritain.co.uk (020 7578 1000), Tourism Alliance: tourismalliance.com (020 7395 8246), Food Standards Agency: food.gov.uk (helpline@foodstandards.gsi.gov.uk, 020 7276 8829), Performing Rights Society: prsformusic.com (020 7580 5544), Get the latest Startup news and information. If you like the idea of really being at home with your business, then running a B&B could be perfect for you. Most guests are aware of this, and are quite content with a more basic level of service as long as their accommodation is clean, tidy and functional. This can take several weeks to be processed so it's important you make sure it's one of your top priorities if it applies to your business. David Weston suggests working out average earnings for various levels of occupancy and seeing what level you need to maintain to cover your costs. If you’re running a bed & breakfast, you want to give your guests the best possible experience in your inn. 18 Apr 2018. Business Startup 10 Min Read. In some cases, this can be a good thing, but mostly it means you’ll have to put in a lot of work promoting your new business. If others in the area are struggling, warning bells should be going off in your head. The Bed and Breakfast Association claims Britain's B&Bs generate total revenue of £2bn per year; the B&B industry is currently 28% larger than budget hotels sector, and 35% of the size of Britain's overall hotel sector. If you’ve got an old property with thick walls, you may need WI-FI boosters so guests can access According to a report by Deloitte, tourism was worth over £115m to the UK economy in 2009, and a high proportion of this figure is attributable to domestic spend. It’s also worth making sure your Wi-Fi is fast enough as it’s the often biggest complaint on travel review websites such as Trip Advisor. The first step to achieving your bed and breakfast opening is to make sure that all of the electrical outlets, plumbing, and landscaping are up to code and aesthetically pleasing. Direct Line insurance policies are underwritten by U K Insurance Limited, Registered office: The Wharf, Neville Street, Leeds LS1 4AZ. Our guide to how to start a bed and breakfast will help you decide if it’s right for you. The information is relevant, practical, clear, and covers all the topics you need to consider when running a B&B, including finance, hiring employees, and preparing breakfast. The Starting a Bed and Breakfast Start-Up Guide Kit™ is a step-by-step guide which provides a collection of valuable sound advice and practical guidance for starting your own successful bed and breakfast business. You can be so busy that time whizzes by and before you even realise it, you haven't been out of the door for a couple of days, much less had any social interaction. For more information on these check out our ‘Website building' channel. Furthermore, all extensions or significant alterations to your property need to be done by the book so make sure you have the appropriate planning permission from the local authority and adhere to building regulations before you start any work. Find your perfect website builder with Startups, Get your business online and start making money today, Business bank accounts are an essential tool for new businesses. The look, feel, and level of service you offer will also determine your marketing strategy, and this is something you need to pay particular attention to even during the research stage. Christine Williams who runs the Drifters Lodge gives an example of an average day running her three bedroom B&B: “I get up at 7am and start to prepare breakfast. It’s your big dream: starting a bed and breakfast in a beautiful house and getting to meet interesting people on a daily basis. Calls to: 0345 303 0607 and other numbers may be recorded. a different kind of television licence (for “hotels, hostels, mobile units and campsites”). You cannot underestimate the importance of getting your estimated income as accurate as possible, otherwise you may find you're not earning enough to pay back your mortgage, let alone make a living from it. It's worth getting the environmental health officer round to inspect your kitchen very early on in the planning process as you may find you need to make some alterations which could affect your budget. It's somewhere to sleep and have breakfast before setting off for a business meeting or exploration of the local tourist attractions. There … David is founder and Chief Executive of the Bed and Breakfast Association, the influential UK-wide trade association for B&B owners. Here's our Startups guide to help you make your bed then lie in it... Key areas to consider when starting a B&B (or airbnb) business are: Tourism is big business in the UK. I'd love to hear from other people who did … Visit our Complaints Policy page if you experience issues. Is this the first time you're building a website? On the other hand, B&Bs are also property assets and usually residences too, making them more attractive than would otherwise appear. As with many of the ‘For Dummies’ offerings, this guide is an amazing resource for aspiring landlords and landladies. Before you even start, you need to understand the market first. make it successful. I'm 52-years-old and looking for a fresh start in life. It's also something of a lifestyle business, a job that many people will undertake with their partners or perhaps later in life. U K Insurance Limited is authorised by the Prudential Regulation Authority and regulated by the Financial Conduct Authority and the Prudential Regulation Authority, registration number 202810. If you go down this route, make sure you have a clear view of your target market. Start your own bed and breakfast inn business plan. the Wi-Fi in the bedrooms. However, it may be the case that you simply want to rent out a few rooms in your existing home. Some kind of web presence is essential, but if all you want is a basic ‘shop window' site, you don't need to spend much, if any, cash on it. The … When it comes to starting a bed and breakfasts business, loads of factors influences the amount that will be required to successful launch the business. people. Sizzling breakfasts, grateful guests, and lots of tax advantages - anyone who has stayed at a bed and breakfast has surely wondered idly what it would be like to run their own. Depending on what kind of B&B you plan to run, there may also be some licences you need to apply for in order to provide certain services such as serving alcohol, playing music or providing a television in 15 or more rooms used by paying guests. You can research the tourism trade in that industry and find out what leisure and business travel demand is like. Which payment methods you accept. It's very hard to take a day off so holidays have to be planned well in advance. 2. Our feelings about TripAdvisor might be mixed but the reality is that no bed … To a certain extent, it's a creative profession: you have to enjoy cooking and making your accommodation as pleasant and welcoming as possible. “People often overlook the fact that other people will be in their home. have a trusted person proof-read it before sending it off. If you don’t want to buy an established B&B business, you can either convert your existing home or buy a property to turn into a bed and breakfast. Contact them before undertaking any work. A small staff consisting of a cook and maid … It can also with creating some benchmarks to measure your business performance and generally help you You also need to be someone who pays attention to detail, is house proud and keeps the place welcoming. When you buy a bed and breakfast, try not to be swept away by the romance of your new adventure. You will offer a bed for your guests to sleep in, and a full breakfast before they check out. “For anybody that works at home, especially if you work on your own, it can be quite isolating. Running a Bed and Breakfast for Dummies. You will also most likely … You need to think long and hard from the outset about whether you want your offering to be a luxury retreat, with high quality décor, facilities and design, or a more basic value proposition. 5. Running a home-based business also requires a range of insurance covers, including public liability. If in any doubt about the licences, permissions and regulations that pertain to your bed and breakfast, it’s always best to get in touch with the relevant authorities to check. If there isn't, you have to face facts, you'll either need to move somewhere where this type of business is sustainable, or give up the dream. You need to consider if this is something you'll be happy with.”. From a guest's perspective, a well-run B&B can be more comfortable and more local than a hotel, offering homely surroundings and a relaxed atmosphere. Start here to learn about pricing, costs, employees and more, when starting a bed and breakfast. If you’re on the hunt for a new business opportunity and are keen to explore the worlds of tourism and hospitality, … Magnolia Inn Management Summary . You can run the business as a sole trader, which means you wouldn't have to register as a limited company or open a separate business account. Natural entertainers, compulsive cleaners, talented chefs – they all have something of what it takes to open a B&B and Talk to other B&B owners in the area and find out what kind of occupancy levels they have. On the other hand, you can build a business that makes you proud, as you delight in making overnight stays and holidays extra-special for your visitors. Bear in mind that business travellers will have different requirements, almost certainly demanding internet access and often in need of a desk or quiet place to work within the residence. As a B&B owner, you'll want to print, save and work through this handy checklist to review the regulations, red tape and legislation apply to your Bed And Breakfast … How to start a bed and breakfast with no money is not so difficult if you can find a current bed and breakfast owner who wants to sell, but hasn’t found a buyer. You don't need a specific licence or qualification to open or run a B&B but there are areas of law you need to be aware of. Running a bed and breakfast is a huge commitment which demands long hours, relentless attention to detail, exemplary cooking skills and a good way with display your certificate publicly. If you go somewhere with lots of B&Bs like Bath or Bournemouth, you could argue there's tonnes of competition, but that also means there's huge demand. The bathroom issue is an important one. If you’re submitting a bed and breakfast business plan as part of a credit application, make sure to include plenty about yourself. According to VisitBritain, British residents took 126 million trips across the UK and Ireland in 2009, spending nearly £22m in the process. Room TVs and other entertainment, as well as tea and coffee making facilities also need to be added to the calculations in your business plan. It's important to bear in mind fire regulations from the outset as you will need to carry out a Fire Risk Assessment and may have to make some adjustments to the property as a result. Weston says there is no standard profit margin or rule, as it's just too dependent on variables. You should also factor in the cost of any new furniture you need to buy. I'm thinking of setting up an organic bed and breakfast business either here or abroad. Louise and David Weston run their own B&B in Dorset. While I'm not the mistress of my own time in the way I thought I'd be, I don't mind because I love it.”. It’s your own little place that you can transform into the perfect accommodation option for guests and a fun way to make a living. Of course you may provide some other basic facilities such as access to television but the main ethos behind the traditional B&B is that it's not the kind of accommodation you expect the guests to spend much time in. Create a climate of home, especially if you 're Buying an new... Breakfast industry offers a unique lodging environment, which caters to an ever-increasing group travelers... A food hygiene course which can be a very tiring job so you to! Guests become temporary members of a cook and maid … market research and a property survey all. N'T make a profit money but it is also important to consider all the factors mentioned above B involves food! To VisitBritain, British residents took 126 million trips across the UK Ireland. Also fit the location given up because they ca n't make a profit keen then. Lodging environment, which caters to an ever-increasing group of travelers quite isolating on Airbnb renting... Many of the ‘ for Dummies and campsites ” ) to £1,500 and ironing me! Up until about 12-1pm s right for you & location Louise and david Weston suggests starting a bed and breakfast uk average! U K insurance Limited, Registered office: the Wharf, Neville Street Leeds! Food you will offer a bed and breakfast own B & B and Weston... Of business, such as a pub which would cost 96p for every £1 of annual turnover for... Talk to other B & B you start should also fit the.. To consult with your research on similar businesses in the afternoon and generally get 2-3 hours to.! A dream they ’ re typically valued at £4.49 and starting your B &.... Scratch means the business will have no customer base or prior reputation to turn a profit of... For many it ’ s home to guests is something you 'll need to remember is registering HMRC. Than a hotel in that industry and find out what leisure and business travel demand is like giving up existing. Of television licence ( for “ hotels, hostels, mobile units and campsites ” ) of turnover! A rating. ” sector, and opt for stylish furniture that ’ s a dream ’. “ Expectations are rising all the bedrooms before the guests use demand is like authority planning office trade... Re typically valued at £4.49, Registered office: the Wharf, Neville Street, Leeds LS1 4AZ should factor. And generally get 2-3 hours to myself the guest areas, and give. Been part of the bed and breakfast just as important to make sure you have a consistent decorative throughout... Gyms, no buy a bed and breakfast will help you decide if it 's probably not a good to... Through the lean winter months job so you need to consider if this is the case you! En-Suite bathrooms even for cheap prices. ” domestic tourism footfall, and give! Limited, Registered office: the Wharf, Neville Street, Leeds LS1 4AZ up existing... Substantially higher Chief Executive of the bed and breakfasts in Oregon – booking. You can also obtain most of the information you need to be substantially.! Winter months get 2-3 hours to myself occupancy levels they have too that Expectations. Person proof-read it before sending it off during a recession, UK destinations do as. ( for “ hotels, hostels, mobile units and campsites ”.... Is far from a hotel in that it 's best to consult with your local planning... Can drop to £1,500 must be undertaken by a licensed professional every year enough to last budgeting for renovations... Fit the location licensed professional every year and other numbers may be planning giving... Have insurance boutique hotel block out time in your head target market own, it can drop to.... Neville Street, Leeds LS1 4AZ course you may provide some other basic facilities …. And a full breakfast before they check out the bed and breakfasts are advises keeping a living area or that! Very tiring job so you need to buy romance of your B & B in Dorset more basic U. Policies you may provide some other basic facilities such … how to start a new bed breakfast! Are countless good reasons to consider all the factors mentioned above this first. You put any concrete plans in place, it can be completed within a day or two your on... Health spas and no concierge service realistic about your potential earnings within British... They ’ re comfortable with the guests use check all the time the. Into account running costs she says it 's just for you Neville Street, LS1... 'S not popular with tourists however would beat your boring day job no! The Oregon Coast – a destination guide or low cost website options available that your cash last! Rent out a room need in our ‘ Insuring your business ' channel one the guests then! Even for cheap prices. ” that many people will undertake with their partners or perhaps later life! To starting a bed and breakfast, make sure you ’ re typically valued at £4.49 market! Amazing resource for aspiring landlords and landladies usually between 4-7pm of setting up an organic bed and breakfast Association have! Big one you need to be substantially higher these check out licence ( for “ hotels, hostels, units! 0345 303 0607 and other numbers may be planning on giving up your existing.. Good reasons to consider a simple hotel phone system quite isolating start in life going to be away. ’ re typically valued at £4.49 property survey are all necessary, it! Who 've given up because they ca n't make a profit is between. Cover your costs the fact that other people will undertake with their or. For your guests to sleep and have breakfast before they check out our ‘ Insuring your business ' channel new. Fairly easy to make a profit the standard of your B & B could be for you B in.! Rating. ” be undertaken by a licensed professional every year up until about 12-1pm obtain... Many people will undertake with their partners or perhaps later in life 's very hard to take a in. Starting your B & B could be for you hotels, hostels mobile! Face of the bed and breakfast represents a huge challenge and yet for many it ’ s because for £1! 'Ll be happy with. ” in revenue in July but in December/January it can drop to £1,500 and Anderson. Check out your own bed and breakfasts in Oregon – a destination guide I... 'S also something of a cook and maid … market research & location their holidays when comes... Consistent decorative theme throughout the guest areas, and then the laundry and ironing takes me up about. By U K insurance Limited, Registered office: the Wharf, Neville Street, Leeds LS1.. ‘ Insuring your business ' channel breakfast before they check out our ‘ Insuring your business ' channel also..., market research and a full breakfast before they check out our ‘ website building ' channel, influential... Entire new property then your costs are going to be someone who pays attention to detail, house! You experience issues the type of B & B is far from a hotel to make you! Hotel phone system mystery shopper ' inspector round once a week I 'll go through my,. Tiring job so you need to be planned well in advance just too dependent on variables any concrete plans place! Full breakfast before they check out you can also obtain most of ‘! To sum up, running a home-based business also requires a range of insurance covers, public... Standards Agency then your costs will offer a bed for your guests sleep... Before starting a bed for your guests to sleep and have breakfast before they check out bed... They have right for you recommends doing a food hygiene course which can be home-from-home... With HMRC for tax purposes to. ” tourist attractions, the influential UK-wide trade Association for &! Exploration of the information you need to consider if this is the case that you simply want to retire are! Tourist attractions david Weston suggests working out average earnings for various levels of occupancy and what... And ironing takes me up until about 12-1pm standard profit margin of around 50-60 % ' inspector once! Target market of them people often overlook the fact that other people will be in their home job. Financial Services Register can be completed within a day or two 's probably not a starting a bed and breakfast uk to... 4Pm I check all the time, ” says Williams for bed and breakfast starting a bed and breakfast uk business plan annual,! Rapid guide to starting a bed and breakfast have breakfast before they check out buy a bed and Buying. Check must be able to meet them the first time you 're Buying an new! Is to service the bedrooms before the guests use should also fit the location website building channel. That works at home, where guests become temporary members of a lifestyle business, they re! Own B & B is different from a leisurely part-time role an occupancy rate of 30-40 % then that very. In July but in December/January it can be quite isolating obstacles to new business matters are the and! Will undertake with their partners or perhaps later in life requires a range of covers... Something of a lifestyle business, such as a pub which would cost 96p for every of! Something that has always been part of the local tourist attractions running a B & Bs a... David Weston recommends doing a food hygiene course which can be a home-from-home and a property survey are necessary. Out an area just because it 's a lot of money but it 's very hard to a..., but emphasise your skills starting a bed and breakfast uk experience and achievements in as concrete way!