Start & Run a Bed & Breakfast

6
Time For Renovations?

This chapter is meant to guide you through your house — inside and outside — to help you decide what, if any, renovations are needed to establish an efficient B&B. As you do your renovation survey, keep in mind the requirements of your targeted customers and pay particular attention to any areas covered by rules or regulations.
1. The Renovation Survey
Let’s look at a renovation survey section by section, as Carol and Bob would complete.
Under “Renovation,” Carol and Bob listed each renovation required to bring this bedroom up to standard.
Next, under “Labor required,” Bob and Carol wrote down the separate steps required to complete each renovation. For example, “paint ceiling/walls” is a job that requires a number of steps such as removing the furniture from the room, stripping old wallpaper, patching the drywall, purchasing the paint, etc.
Opposite each step, in the column titled “Hours,” they wrote down an estimate of the time needed to complete that step. If they planned to hire a contractor to do the work, as in the case of replacing the carpeting, some additional time will be spent choosing and purchasing the carpet, and the contractor will do all the rest of the labor. Under labor required, Bob and Carol included “Purchasing” and provided an estimate of the time needed for the purchasing and transportation of task materials, as this time adds to the length of the project.
Their next step was to list all materials required for each renovation and the estimated cost of those materials. You will note that if a contractor is to be hired, those costs need to be included here. For example, for the recarpeting, the cost will include not only the actual cost of the carpet, but the installation cost as well.
Bob and Carol then totalled the estimated hours of labor and the estimated costs for each renovation. The total cost for each renovation is listed beside “Total Cost Task 1” (or whatever task number it is). This number is also added to the accumulated total for the whole room, which is listed under “Accumulated Costs.”
Finally, they assigned an order to the renovations based on a logical approach to doing the work. For example, although the first thing they noticed in the room and wrote down was the decrepit old bookcase, table, and lamp, installing new furniture could not really be done until the room was painted and the rug installed. So they made installing new furniture task 4, the final item on their list. Similarly, it is impractical to put down new carpeting before you paint, so painting became first on their list.
You can now do your own renovation surveys. Information is provided in the following sections on what to look for in each area of your home.
As you do your own survey, remember the following:
(a) Use a pencil to complete your survey (to allow for corrections).
(b) Identify the room or area in the top left-hand corner.
(c) Complete worksheets for each room or area.
(d) Identify the renovations that are needed in that room or area.
(e) Divide the renovations into steps.
(f) Assign estimated hours to each step of the renovation.
(g) Include time needed for choosing, purchasing, and transporting material.
(h) If you are hiring other people to do the work, include the costs of that labor in the costs column.
(i) Determine what materials will be needed for the renovation.
(j) List the estimated costs.
(k) Total the estimated labor hours and costs for each renovation.
(l) Add the total cost for each renovation to the running total in the accumulated costs column. If you use more than one sheet for a room, remember to carry the accumulated total costs over to the second sheet.
(m) Assign an order to the renovations based on the logical progression of work.
2. Guest Bedrooms
The bedroom is the most important room to your guests because it will be their only private space within your B&B. You should, therefore, pay special attention to the facilities that you provide in any bedrooms. Keep in mind the type of customers you have decided to target, look around the room, and decide what needs to be done to properly service those customers. You should survey the room as if you were going to pay for a night’s lodging. Use the following guidelines as you survey the room.
2.1 General
(a) Check the ceilings and walls for cracks, peeling paint, or faded wallpaper.
(b) Examine the condition of the electrical wiring, switches, and outlets.
(c) Assess the overall color scheme and atmosphere. Compare this to your customer’s expectations.
(d) Check the condition and color of the rugs. Do they fit in with the overall effect you are trying to create for your customers?
(e) Are the lighting fixtures suitable for your customers? Consider installing high efficiency fixtures or light bulbs.
(f) Check the room ventilation and air circulation. Are ceiling fans required? Air conditioning?
2.2 Beds
(a) Do you need to purchase new beds? Double beds are acceptable to most couples, but there are a minority who insist on either king- or queen-sized beds. If you don’t already own these larger beds, they may not be worth the expense.
(b) If you are providing more than one bedroom to guests, do you have a variety of bed arrangements? It is worthwhile having at least one room with twin beds, as they provide flexibility when accommodating children, pairs of women or men travelers, or couples who prefer twin beds.
(c) Do you have single beds or roll-out cots that can be brought out on an as-needed basis? These are very useful, particularly if you are catering to families with children, and they provide additional flexibility when accommodating more than two adults to a room.
(d) Can you provide extras such as a crib if you accept small children?
2.3 Other furniture
(a) Does the style of the furniture complement the style of the house? For example, if you advertise the house as being historic, modern furniture is not what your customers will expect. Try to anticipate the expectations of your guests. Consider the ambience that you are trying to create. Remember too, that your customers want to feel “at home” so you should furnish the rooms like a home, not like a hotel or motel.
(b) Consider if additional clothes racks are required. Is there adequate shelf space? A chest of drawers should also be available to store smaller articles.
(c) Do you have bedside tables in your guest rooms? Are lamps provided? Remember that your guests will be sleeping in an unfamiliar room, and they will need an easily accessible light if they need to get up during the night.
(d) If you have room, can you provide a corner for a private sitting area in each bedroom? Most guests will spend some time during the day in their bedroom, reading, using their computers, writing letters, or resting, and they will appreciate an area within their room where they can relax in comfort. You should provide several comfortable chairs for this purpose and a small desk or table if possible.
(e) Do you have a bookcase or shelf where you can display travel brochures, local information, your house rules, and so on? In addition, it is good public relations to have a selection of books and magazines available for your customers in their rooms.
2.4 Accessories
There are a number of bedroom accessories needed for the comfort and convenience of your guests:
(a) The color and style of drapes should complement the rest of the room decoration, particularly the bedspread. In addition, there must be some provision for privacy. Make sure that the drapes can be closed tightly or provide separate window blinds.
(b) Your visitors will need a large mirror, preferably full length.
(c) If you don’t provide an alarm clock, your guests will probably ask you for a wake-up call. An illuminated digital clock is the easiest to read, especially at night.
(d) You should provide a waste basket in each guest bedroom. Most customers will make an effort to keep their room clean if you provide a receptacle for their trash. It is also a good idea to use waterproof liners in these baskets to avoid leakage and to make them easier to empty.
(e) Locks on the doors will be appreciated by most guests for both privacy and security.
(f) If you allow smoking in the bedrooms, don’t forget to provide an ashtray and an air purifier. It is also wise to install individual smoke detectors in each of the rooms. If you don’t allow smoking in the bedrooms, a smoke detector in the common hallway may be adequate. (Note: Check your local fire codes for the correct placement of these smoke detectors and for local code requirements. You may be required to provide smoke detectors in every room.)
(g) Consider whether you want to provide a radio or television in each guest bedroom. Alternatively, you may want to have a television in the common guest sitting area only, or not at all. If you do provide televisions, remember that you may need extra wiring. You also risk disturbing next-door guests if you provide televisions. Do televisions fit in with your target customers’ needs and your overall plan?
(h) Not many B&Bs provide telephones in guest bedrooms because it is difficult to control misuse. You will need to guard against unauthorized long distance telephone calls, so you should maintain reasonably tight control over your telephones.
(i) Do you want to provide Internet connections for your guests? You may wish to provide wireless Internet access, access to a desktop computer, or you may wish not to provide Internet at all to maintain the “getaway” nature of your business.
(j) Note any other accessories you would like to include in your guest bedrooms. Remember to choose your accessories to please your target customers and to reinforce the “home” aspect of your accommodation. Small touches like a vase of fresh or dried flowers or family photographs on the walls can make a room more appealing.
3. Guest Bathrooms
The state of bathrooms is very important to most people. You should make extra efforts to see that the bathrooms are nicely decorated, clean, and safe. In addition, some municipalities may require you to provide guest bathroom facilities on the same floor as the guest bedrooms. If your home layout does not allow this, check with your municipality to see if the bylaws allow some other arrangements. Otherwise, you might be faced with major home renovations.
3.1 General
Check the condition of the ceilings, walls, and floor. Is the plaster, tile, and paint in good order? Is there mildew on the tile grout? Examine the bathtub, shower stall, toilet bowl, and sink surfaces for discolorations, cracks, or water stains. Check the finish on the taps and faucets for pitting or peeling. Will the color and decoration fit in with your customer’s expectations?
Here is a suggested checklist for possible renovations:
(a) Additional lighting fixtures for better light levels. Use energy-efficient fixtures or light bulbs.
(b) Replace cracked or badly stained porcelain fixtures or have them refinished.
(c) Install a new toilet seat and cover.
(d) Paint the ceilings and walls with flat-finish paint to add softness to the surface finish.
(e) Use vinyl wallpaper to add decorating interest.
(f) Consider an increase in mirror size to make the room seem larger and visually more interesting.
(g) If there is a window in the bathroom, consider a window treatment that is both pleasing to the eye and that provides a good level of privacy.
(h) Install ground fault interrupter (GFI) electrical outlets for safety.
(i) Install grab bars inside tubs and near toilets.
(j) Install non-skid strips on floors of tubs and showers.
(k) Install sliding shower doors to replace shower curtains. (Doors are less likely to cause water spills onto the bathroom floor.)
(l) Install a bathroom exhaust fan that activates with the light switch.
(m) If the bathroom is not an ensuite, install a door lock that is approved for bathrooms. (These locks can be opened from the outside with a special key in an emergency.)
(n) Consider installing energy-efficient shower heads and toilets to conserve water. Water-saving shower heads are available at most hardware stores and they are easy to install. If you have standard toilets, a good solution is to place several masonry bricks inside the toilet tank. This will save a considerable quantity of water each time the toilet is flushed.
3.2 Accessories
Your guests will require certain accessories in their bathrooms. The style of the accessories will depend somewhat on the ambience you are trying to create. Here is a suggested list:
(a) Bath mat.
(b) Foot-operated, covered waste basket with waterproof liner.
(c) Paper cups in a dispenser.
(d) Box of facial tissue.
(e) Extra roll of toilet paper.
(f) Tub and tile cleaner and paper towel (for people who choose to clean the toilet seat or sink before using).
(g) An air freshener.
(h) A few small bars of soap. Individually wrapped bars can be purchased in large quantities at reasonable prices from wholesale suppliers. Any bars of soap larger than the one-ounce size result in excessive waste. Alternatively, you can provide a liquid soap dispenser in each bathroom.
4. Guest Hallways and Stairways
Any hall used by your customers is a “guest hallway” and stairways are included in this category. It is important to pay special attention to any hall or stairs used by your customers because these passageways represent a fire escape route. They should provide a safe and quick means of exit. Halls and stairs should be in a good state of repair and have adequate light levels.
4.1 General
Here are some renovation factors you should consider for your guest hallways and stairways:
(a) Check the ceilings and walls for cracks, loose surface material, and protruding hazards.
(b) Check the floor surface for wear and hazards.
(c) Examine the condition of the electrical wiring, switches, outlets, and fixtures.
(d) Assess the overall color scheme and atmosphere. Compare this to your customers’ expectations.
(e) Check stair treads and handrails for damage or looseness.
(f) Consider increasing the light levels and using energy-efficient fixtures or light bulbs.
(g) Provide 24-hour lighting, and use rechargeable battery-operated night lights in case of a power failure. You must not leave your guests in total darkness during a power failure.
(h) Check for adequate air circulation, and consider installing ceiling fans or air conditioning.
4.2 Accessories
(a) Install smoke detectors on every floor of your home; hallways are convenient locations. Since many home fires originate in the electrical panel, thus knocking the lights out immediately, we recommend battery-operated detectors that have a built-in spotlight. The light can be aimed to illuminate the stairway. Check your local fire codes before you purchase or install any fire-safety equipment.
(b) Install fire extinguishers on every floor and near each exit door. Again, check your local fire codes before purchasing as there are many types of extinguishers.
(c) Remove any furniture that could be an obstruction during a fire escape. Try to keep passageways as clear as possible while still retaining a home-like atmosphere.
(d) Provide suitable racks for umbrellas and overcoats and a waterproof mat for wet or muddy shoes and boots.
5. Common Sitting Area
We previously suggested that you provide a small sitting area in each of the guest bedrooms. It is also necessary to have a common sitting area where the guests can spend time socializing. If you do not provide guests with a common sitting area, you may find them gravitating to private rooms that you consider to be “off limits.”
Travelers don’t always want to be out late at night or confined to their rooms; they will appreciate having access to a common area where they can relax, play some cards, or chat. It doesn’t have to be a large area, but it should be readily accessible. Consider using a spare bedroom, screened-in porch, or unused family room. Some older homes have very large upper halls, and a section can be divided off and furnished as a guest lounge.
Here are some factors to consider when you are planning a common sitting area for your guests:
(a) Consider the overall style and ambience, and try to provide the type of sitting area that your customers would want. Most guests will be attracted to an area that reminds them of home.
(b) Furnish the room with upholstered chairs and rugs to help reduce noise. Arrange the furniture so that guests can talk to each other easily.
(c) Decide if you are going to provide a television set in this area. Remember that you are the one who sets the house rules. If television is an option, you will need to wire the area accordingly. A radio, media player, or piano are other options you could consider.
(d) If you are thinking of installing a telephone, be prepared to deal with unauthorized long-distance calls. It might be better to provide a phone jack in the area, and then supply a telephone on request. If the call is not local, ask your guest to fill out a long-distance telephone slip (see Chapter 9).
(e) Consider a table at which guests can write letters or play cards.
(f) Soft lighting should be installed. Use floor or table lamps to create a quiet lighting effect.
(g) Books, magazines, and a copy of the local daily newspaper will be appreciated by your guests.
(h) If you allow smoking, an exhaust fan that comes on with the lights would be a good idea. Also have ashtrays available and consider installing an air purifier.
(i) A coffee- or tea-maker could be included, but be careful of potential spills onto your furniture. A small bar refrigerator or ice-maker is a nice touch, too, but you should guard against turning your sitting area into a snack bar.
(j) A waste basket should be provided for trash.
(k) You may wish to provide a desktop computer for general use, but if you do, be aware of your computer’s security: Install anti-virus software, block certain sites, and try to monitor your guests’ usage of the Internet. It is extremely difficult to adequately secure your computer; it may be preferable to provide a wireless connection for laptops, or not to provide Internet at all.
6. Guest Eating Areas
You will want to do a renovations survey for your guest eating area as well, but the facilities provided there are specific to your available food services, and so are discussed separately in Chapter 7. Keep a blank copy of the renovations survey worksheet for use later.
7. Exterior Guest Areas
Exterior areas, such as patios, gardens, pools, play areas, and parking should also be considered during your renovations survey.
In some jurisdictions, you will be guided by the bylaws, and in others you will be free to make your own choices. Here are some factors to consider:
(a) Off-street parking is very desirable and often mandatory. Decide how you can accommodate extra car parking.
(b) A porch or patio is a desirable feature to offer to your guests, particularly in good weather. If summer insects are a problem in your area, try to provide some protection by screening the area.
(c) A swimming pool can attract customers. If you already own a swimming pool, whirlpool, or sauna, you should advertise the fact. Make sure that these areas are fenced to avoid accidents with small children and non-swimmers.
(d) If you are targeting families with small children for your business, consider some type of safe play area for them. A section of the backyard could be set aside and furnished with s