The BnB Host: How to set up your dream BnB- Part 2

How about having your dream job right in your own home?

Think of it, no peak traffic, no office politics to deal with, no sick building syndrome and not too much capital to lay out either!

If you have a natural love of people and enjoy learning about new cultures, the hospitality industry is just the right niche for you!

Naturally you need to have extra accommodation space and you may have to renovate or build on, but if you’ve looked at the Viability & Demand for short term accommodation in your area and it ticks all the boxes, then read on as I’ve tried to cover most of the aspects of setting up a bnb.

I covered Viability & Demand as well as Legalities in Part 1 of How to set up your dream BnB and will tell you about Facilities and Marketing today.

FACILITIES

While waiting for approvals, have a hard look at property entrance, garden, buildings, facilities and décor. First impressions always leave an indelible mark - cleanliness and neatness is vital!

If you do not have enough capital, keep set-up costs to a minimum by raiding your own house where practical, or buy from charity stores, which often are treasure troves! Take before & after photographs of every little project you complete; you will obviously use the after photos in marketing, but nice to keep record and have a look-back. As money comes in from bookings, plough it back into buying new appliances, furniture, décor, linen, crockery etc.

• Remember, first impressions are very important! Property
  entrance – good lighting, visible street number and establishment welcome sign
  with your logo.

• Provide sufficient parking bays, with visible disclaimer
  signage.

• Inspect pathways are safe; install hand rails plus signage
  should pathway be sloping.

• Buildings – repaint exterior as well as interior if
  necessary.

• Spruce up the garden.

• Pool fencing or a pool cover is a necessity. Disclaimer
  signage is vitally important here.

• Check electrical appliances are in excellent condition or
  buy new. Do not buy second-hand appliances!

• Furniture has to be of a good standard, especially beds. Use
  throws and cushions to brighten up dull couches. Steam clean couches &
  carpets if necessary.

• Should you need to buy beds, buy good quality single
  beds and a good quality king size mattress topper – this makes more sense
  as you can accommodate two single guests in one room plus some couples prefer twin
  beds; always check with your guests which configuration they would like.  

• Ensure there are bedside pedestals with a lamp next to each
  bed.

• New linen is a necessity, I recommend white towels and bed
  linen, as it can be bleached. Duvet covers can be colourful but I suggest you
  go with one shade so it can be interchanged. New colour schemes can be bought
  later on.

• Waterproof mattress & pillow protectors are a must.

• Good quality pillows are a must.

• Provide at least 6 hangers per guest.

• Have lined waste baskets in each bedroom and bathroom.

• Supply extra blankets and throws during winter, plus heaters
  & electric blankets if you’re in a cold region.

• Supply international travel electric adapters in each room.

• Have at least one full length mirror in each unit.

• Leave space for luggage storage.

• Display emergency numbers as well as rules & regulations
  in a frame.

• Provide WiFi name and guest password, in a pretty frame.

• Provide electric mosquito repellent units in each bedroom.

• Fans or air-conditioning units in bedrooms are essential in
  hot climates.

• Provide a hairdryer.

• Provide clothes hooks in bathroom.

• Provide a clothes hanger rack.

MARKETING

You will save yourself a substantial amount of money by designing your own logo, business cards, brochures, adverts, etc and getting it printed at a local printer. Most software packages are very user friendly so do not be afraid to try your hand at this.

• Domain - Register a domain for your own website, again the packages
  are user friendly, but there are many freelancers waiting to do this at a
  reasonable fee. With this, you can set up your company email.

• Google Maps - Add your establishment to Google Maps; again very easy and
  makes you very visible. We get many enquiries via this. Google My Business also
  offers a simple little website for your business free of charge.  

• Facebook - Set up a facebook page for your business – post photos of
  guests if they have no objection, they will visit your page afterwards, as will
  their friends. Advertising on facebook is very effective and cost effective,
  again very user friendly. You can select your audience by location, age,
  gender, interests, and you decide on your budget.

• Tripadvisor - Add your establishment to Tripadvisor and ask guests to
  review you there.

• Use Instagram, as well as Twitter.

• Online booking sites - Register with as many reputable online booking sites as
  practically possible. Remember you will have to update your calendars regularly
  on all sites; many of them can be linked, to avoid double bookings. Most of
  your booking will come via the online sites in the beginning. Once you have
  happy guests, you will find many of them returning, which always is a bonus as
  you know who you’re dealing with. Some of our guests have become like family!

• Specialist BnB Admin Companies - We now use a company that specializes in taking online
  bookings and keeping online calendars, rates and policies
  updated throughout all online booking sites the guesthouse is listed on. They also
  offer a payment system which is great for a small establishment which do not
  have credit card machines.  

• Reviews - Ask your guests to write reviews on all the above: Google
  Maps, your Facebook page, your own website, Tripadvisor & the online
  booking sites.

• Special deals - Offer special rates or deals out of season online.

• Network - Get in touch with head offices of large companies near your
  guesthouse, and speak to the person responsible for staff travelling. Same goes for local training centres/ colleges/ churches and retirement homes. It is vital to know your market – holiday makers, business guests, contract workers, sportsmen, conference goers, students or their family if you live near universities or boarding school, relatives of patients if you live near a hospital, the list is endless as far as short-term accommodation goes.
• Network again - Visit local bnb's and form a network so you can refer guests to each other.

• Tourism bodies will list your establishment in their brochures
  and websites free of charge, and often offer affordable adverts in their
  brochures.

Never stop marketing your guesthouse, vital for the off-season periods.

Thank you for reading, and remember, all your efforts will pay off when the guests start coming

Part 3 to follow – Reservations and Guest Resources

Original Content by @lizelle

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