open and close ? When are they full ? This is a difficult one to find out , but look for “ no vacancies ” signs , call with enquiries about availability , and try to chat with the owners about business . Think about the particular location you have in mind . What will most visitors who stay there in B & Bs be coming for ? If it is a popular coastal resort , that may bring a ready market and a good long average stay , but the downside may be a short season , with no other sources of business outside the school Summer holidays . Cities will usually give the opposite profile : a much more year-round business , possibly even dipping in high Summer , and much shorter average stay ( business people often stay only one night , and usually on a single occupancy basis ). At the coastal resort , your clientele will probably be families , or retired couples perhaps , and they will be what the travel industry calls “ leisure travellers ” – visiting your area for pleasure , on a holiday or short break . In a city , though , you will also get people staying on business . The proportion of business people will depend on your location and the city . If your B & B is in a picturesque part of Bath , for instance , you will probably attract mainly leisure travellers , but if it is in the business district of Birmingham , you will probably get more business travellers . This is as much an art as a science , but we can ’ t stress enough how important it is to think through what type of business you want to run , and buy your property accordingly – or , if you already own the property you want to run as a B & B , to be realistic as to the type of business it is suited for .
If you already own the property : This makes life simpler , as your choices are much narrower ! Think through the type of property you have ( art deco bungalow , thatched cottage or Georgian townhouse ?), the size of the rooms , the facilities you have or can create ( en suite bathrooms ? Swimming pool ?), and the style and quality of décor ( traditional with antiques ? Laura Ashley country chintz ? Modern and minimalist ? Clean but basic ?). Next , think about your location : what is the mix of visitors ? What is the balance of families , couples , and singles ? Are visitors typically older or younger ? Will they be mainly staying on business , or for a holiday or break ?
Your answers to all these questions need to be weighed up , and will guide or dictate several key Business Plan decisions , for example :
➢ Room décor and facilities : business people want functional comfort , so a desk and internet access , for instance , may be important , and the décor should be restrained and conservative rather than twee or chintzy . The infamous trouser press may even actually be used ! Family holidaymakers will want multi-bedded family rooms , and will appreciate things like games consoles and children ’ s videos . A very upmarket clientele will dictate a high spend on furniture , fittings and fabrics , whereas is you will be working at the budget end of the market , you cannot justify this and must limit your spend accordingly . Plan the layout and décor of your rooms with your expected mix of guests in mind .
➢ The mix of room types : here you are of course limited by the number and size of rooms in the building ( unless you plan to build an extension ). Within these constraints , however , you need to decide which rooms will have an en-suite bathroom ( if space allows ), and which will become singles , twins , triples or family rooms . Again , plan this with your clientele in mind . Whatever your