Others were more mundane, but cited several generic activities, such as hiking, skiing, cultural events, educational institutions (?), etc.  All these activities are widely established, and include important assets in building packages and events that will entice the Inn guest to choose your message over others available.

Location has another more profound impact on Inn and Bed and Breakfast businesses.  It is critical that the location of the Inn be in an area that is already a recognized leisure travel destination.  No matter how good your marketing is, you do not have the resources, financial or otherwise, to market both an area and an Inn.

Your core business should be to guests who have already chosen a destination and are seeking a facility within that defined area that meets their needs.  These are not the only guests you will have but they will be your core business around which you will build your success.

I often say you need others to do a large part of your marketing for you.  Without that support the mountain of success is too steep, even if the view at the top is spectacular.

For many years we have preached that an Inn or Bed and Breakfast with fewer than eight rooms was not a viable entity.  And from a strictly business measurement, this was and is true.  However, today most B & B’s have six or fewer rooms.  The turning point for me was information from the PAII  (Professional Association of Innkeepers International) Industry Study.  Similar numbers from the 2006 and 2008 studies showed that over 80% of Inns with five rooms or less did not view their B & B as their primary source of income.  In recent cases, this meant that one of a couple held a job outside the B & B.  The owners of B & B’s this size did not usually make a clear distinction between home and B & B.

In other words, they saw most expenses as being related to their home.  Whether they operated as a B & B or not, they would have real estate taxes, insurance, utilities, maintenance, etc.  Since typically staff is minimal to non-existent, the expenses unique to B & B operation are minimal.  When you add some expenses to the business the tax benefits add to the equation.

Of course all is not champagne and roses (except of course for the guests),  the business ties you down; the working partner returns from work to … work!  There are all those guests to put up with. 

Finally when it comes time to sell, the real estate value usually trumps what business value can be eked out of numbers that are not meaningful to a buyer.  In other words, the hard work of building some business that worked for the owner does not work for a new situation.  The result is that there is no final reward for the business effort, but in some cases renovations to enhance the business can have a negative effect on the saleability and value of the property.

That being said, I have come to recognize the validity of the smaller B & B as a lifestyle as long as the owners recognize the business limitations.

Really, me? Foliage is now almost behind us; how well did you survive this season? Each step that I take, as I walk through our woods, the leaves rustle under my boots, they are brown and wet! Yes, for the last 3 weeks I have had to wear my boots on my trail; it is wet everywhere! The guy that cuts our lawn gets stuck on the far side of the lawn, in mud! Vermonters support their towns, in a remarkable effort to rebuild and Innkeeper’s with every cheer and strength left in them, welcomed those who came to see the leaves! Many stayed in their favorite Inns, ate those local peaches, blueberries and apples, anyway! Inns I spoke with had a great foliage…are exhausted and tired now, ready for a jaunt to the Bahamas or some other relaxing place.

But, as always I try to challenge you about your Inn’s milieu, your personal focus, your attention of what you are passionate about?  We said this 31 years ago in our seminars: “look in the mirror and that is your guest”. What, a German Immigrant?  I am still saying it, but my audience is younger and hip and at the cutting edge “techies”! Are they your guests? I bet they are! If you bought your Inn 10 years ago and you have not up-graded each room, you got a problem. Don’t tell me that your guests don’t want flat-screen TVs, or connection to the internet? And that they love all the trinkets that you so painstakingly collected and poised like trophies on each flat surface. They need the night table free for their stuff: their I-pod, their glasses, their snacks or glass of wine.

Who wants to free the bed of its 10 pillows? They used to make a statement; today they are considered an inconvenience!

Well, that is enough! What has not changed? It is your commitment to service, your warm and welcoming touch!

So look in that mirror and remember time has passed, material things have changed, décor is more simple, cleanliness, and fine linens are still part of the elegant experience the guests expects and that they gladly pay for. There is nothing that replaces your gracious hospitality: as the new inn-goer, that young couple enters your doorway and your warm welcome greets them and smells of freshly baked cookies wafts into their nostrils. Think about it, how has your Inn changed?

Have a great few weeks to unwind! Heide

What a great introduction to a lot of the Inns in the Mountains around Asheville! There was even a picture of the Andon-Reid Inn owners, in Waynesville, and a description of the generous hospitality they offer.

Innkeepers have always known that they need to multi-task, but today’s tasks don’t just involve the rooms, the beds, or the décor.  Today’s hospitality is all about hi-tech connections like Wi-Fi, iPod hookups, lap-top online availability and online reservations and promotions for things to do when getting there!

Did anyone read the PAII May’s newsletter and Jay Karen’s frustration with the poor photography on so many websites of Inns?  I thought it refreshing! Your website is the first impression for your potential guests as they cruise for a place to stay. Should it be you’re very best? I think so; competition is the challenge and the reward of Innkeeping, are you ready to step up to the plate? Have some personal fun downtime and visit another Inn!

Heide

http://www.citizen-times.com/apps/pbcs.dll/article?AID=2011305280015

The Bed and Breakfast world does not escape the evolutionary changes in taste and guest expectations.  The bed and its treatment, is a prime example of the constant and often overlooked process.  When we first became involved in the Inn and Bed and Breakfast world, twin bedded rooms were common, if not dominant.  They were quickly replaced with double (now called standards) beds.  However, as taste changed and guests desired more upscale accommodations, popularity of queen sized beds began to dominate.  Slowly, despite my personal taste, the gold standard for size today is king.

Size may have no further to go, at least for now, but specialty beds, such as Tempurpedic and Sleep Number models are increasingly viewed as upscale amenities.

Change in the bedding has been as dramatic over time as bed size.  In the 1970’s sheets were commonly rented from a laundry, often with large “property of Custom Laundry” imprints visible on sheets and pillowcases.  These linens were often one grade above sandpaper.

Slowly, Bed and Breakfast’s purchased their linens, and gradually laundering moved to the Inn’s facility.  This allowed higher quality and began the age of color and or stripe and pattern sheets.  Today the gold standard is high thread count white cotton sheets.

Presently the bed and bedding has evolved to be a major marker of quality and awareness of contemporary tastes for Bed and Breakfasts.  The bed is white, with featherbed base and down comforter, with a throw for color and contrast.  The number of pillows is blessedly diminishing, while quality and choice increases.

When we stay at Bed and Breakfasts, we can usually get a quick read of the overall state of the Inn by the status of the bed.  Unfortunately, many Innkeepers, focused internally on their facilities, miss the near constant evolutionary changes in taste and expectation of their guests.  We have focused on the bed, but a similar evolution in décor, lighting, breakfast, amenities and services could be traced.  It is a small wonder that keeping abreast of change is a constant challenge.

Inn conferences, national, regional and statewide are important fora to help Innkeepers stay abreast of trends.  It is unfortunate that attendance at these conferences remains very low.  The result is an aging inventory of Bed and Breakfasts slipping behind the curve of change.  The pace of change will not slow.  It is critical that Innkeepers keep a watch external to their Bed and Breakfast.  If not, the Bed and Breakfast world will slip into irrelevance.

Bill

As you know, it’s that Morning snow-shoe trek through our woods that makes me reflect on things!  I do that walk every Morning with my favorite dog, Chocolat! Guess what? Today we had snow to accompany us! That is Vermont for you!

Last week we attended the Mid-Atlantic Inn-keeper Conference in Lancaster, PA. We had a great time meeting old friends and meeting lots of new folks attending the Aspiring Inn-keepers one day seminar.

What I loved the most was the relaxed, easy going style of the conference and the cutting edge stuff that was really exciting. Sunday evening we were welcomed by a gala dinner presented by Toby Diltz, Please look at their website: www.eaglesmereinn.com The amazing thing was that he made for all of us (about 80-100 attendees) dinner that night. We feasted from soup to dessert and with 3 different entrees to choose from, everything locally grown and locally raised! It was truly a feast! Delicious and very well presented!  The sauces over the desserts he had personally made from fresh berries he gathered in summer. It is amazing how much we can serve our guests that is locally produced… even in winter!

There was lots of information for everyone, but I am truly touched by ideas of what we individually can do to help our guest to have a memorable experience in our beautifully appointed Inns!

Another thought was the B&B Recycling Program, or B&B Partnership Program that allows you to send them all your left over soaps and they will reprocess them and send them to Third World countries, which are badly in need of soap, especially for the care of small children! Here is their address to ship your soap to: 400 Pittman St. Orlando, Fl.32801. Both, serving the local foods and the soap program are great marketing ideas. Well, I wish for the snow to melt and for all of you to have a great Spring!  Bill and I have lots of travel plans coming up! Those innpartners.com enjoy life and your gracious hospitality! Heide

PAII really put on a terrific conference in Charleston, S.C. Did you miss it? I hope not! It was so much fun and so much new “stuff to grab hold”. So much is happening today, in our small segment of the hospitality business! If you have not joined PAII yet do it today, Your financial success depends on you staying on that cutting edge! Here is their website: www.paii.org. I have attended many PAII meetings but my spouse and partner, Bill Oates of: www.bill@innpatners.com has attended everyone one of these great gatherings since their inception!  And still each time we leave one of these conferences we are energized and re- vitalized. (Well that was probably all that dancing we did!)

If you contact PAII you can get some great tapes of all the presentations; there are many topics to choose from and all stimulating and challenging! And what a great turn out of vendors. Where else do you find the diversity, the quality of items that make our beds luxurious and our rooms statements of comfort and taste? But the great news at PAII was with its promotional campaign “A Better Way to Stay”,  we raised $ 100,000.00 and shaved Jay Karen’s beard! What excitement and fun was had by everyone!  Cheers, laughter and lots of applause!

But that’s not all the great news, PAII and my favorite Inn-keepers’ group “Select Registry” are committed to working together for the well-being of all of us in this great industry! Thank you, thank you, this is by far the best news that we can hope for:” united we are strong!” And less national meetings to attend to!

As the snowing is falling on the roofs in bucket loads here in Southern VT., I am thankful for all my winter gear, that I certainly did not bring to Charleston, S.C. and was that ever a mistake! The temperatures were 18 degrees and lower and the wind blew as if we where in Alaska! But I saw all my favorite new Inn-keepers, my most favorite old friends who are Inn-keepers, Inn-keeper’s emeriti’s and my friends among the vendors: Mark, hugs to you and Lewis!   I feel so lucky to have met so many of you in my 30 years working in this industry: first as a partner in Oates & Bredfeldt, but then as we are now known as today: Inn Partners: giving seminars, lectures at conferences doing evaluations consulting and trying to find the right buyer for your great Inn!  We have made many great matches. Watch out.  We are about to do some new ones! Happy New Year! Hugs, Heide

I am seldom at a loss for words.  However, it seems whenever I approach this screen to write a blog, I get key-tied.  The words do not flow easily.  I think the main reason is that I want to be witty, engaging, and disgustingly erudite … Here I am at a loss for words again.

Well, I’ve been advised not to be smug, not to try too hard, and not to sell, so let me throw out a thought.  I often marvel at people who seem to make the most important decisions in their lives while using the least amount of available information.

Most of you reading this have some connection with Inns and Bed & Breakfasts.  You are probably aware of many folks who have built, started, or purchased Inns or B&B’s without any utilization of the books, seminar courses or consultants readily available to them.  They think they can check out Inns for sale on the myriad sites that list them,  find a Bed & Breakfast that looks nice, buy it and live happily ever after.

Size matters.  Location really matters.  Many other factors impact the success of any business venture, but many good people make uninformed decisions.  The result is painful.

This is a plea for anyone contemplating a major decision to utilize the information available to make informed, and therefore successful, decisions.

Happy Holidays!

Bill

The colors in the woods are of every shade of yellow but my favorite is the majestic oak tree. Their rust colored leaves cling to their outstretched branches and with the wind blowing hard, the leaves rustle as they fall and crush under each footstep I take. Most of the other trees are bare and stand naked in the woods, except the dark green pines. It is special Morning to be among these giants, it’s so quiet and peaceful out here. My steps progress, over roots, up hills on a path that I have forged with my sneakers, boots or snowshoes these last 23 years and with my 4 year old Weimaraner prancing at my side.

A change of season is upon us here in Vermont and most of the Innkeepers (I’m sure) are grateful to see foliage has come to an end; and the leaf-peepers have departed for this year. (A ”strange” collections are those leaf-peepers each year, don’t you agree?) I wander back to the days when I was an Inn-keeper, how did I survive?  Those were difficult days, early Morning Coffee and Muffins and late chats at the Bar! But really, I met some great unique people: art-lovers, bicycle enthusiasts, hikers, many of the guests shared my own interests. And what about the dog lovers who stayed in our most expensive accommodations; they bathed their dogs in our double headed shower, and our staff thinking the dogs had peed on our oriental rugs? What I loved most were those hugs when they left, knowing they had had a great time at our Inn.

That makes me wonder; what do you do when you need a break? Do you plan your day to allow you some private time? Do you ever take a deep breath and hear a grateful guest share their appreciation over their stay?

You have done so much to make their stay memorable…now make your own life a life of choice! We chose our partner, career path and you and I have to choose daily the quality by which we live out our day!

Don’t fret over a guests late check-out…late appearance at the breakfast table, creatively embrace your own uniqueness and find an expression for what you value…those early Morning walks in the woods make me rise at 5:30 A.M. and give me a private 30 minutes that is my daily gift. Stay well, Heide