I'm new here - please share your wisdom!

[The Colonel]

Hi All,
I'm new here, although I've been lurking and reading forum posts for several weeks. Opened my inn 6 months ago, and I guess it's going pretty well. Or at least it's not a disaster.... I went into this with no illusions and with a fairly realistic plan, but nothing prepares you for the day-to-day reality of running a b&b. Some days I'm on cloud 9, some days I'm ready to call a bankruptcy lawyer or a realtor... Or both.
Question: Did most of you buy established businesses, or did any of you start from scratch like I did? If so, what's your best advice for getting through the first year?
So far, the most helpful thing I've been told is "get married." I'm single, but I might be looking for a spouse who loves doing laundry and has a degree in accounting...

 

[Morticia]

We bought our place as an operating business. Had a couple of years where we thought we'd be the losers who shut the doors. We kept going!
I would never recommend marrying paid help. Hire help and date carefully. ;-)

 

[gillumhouse]

I started from scratch in 1996 in a town too small to be on most maps of West Virginia. Have had ups and downs, lean years and leaner years, but a few great years. What you have now that I did not have then is most people using the Internet that was just getting started when I opened.
I had a web site before I had a computer in my house. My advice is to have the best web site you can afford, professional photos, ReservationKey online booking, and use Square for credit cards.
Maker friends with your State Tourism Division, the Welcome Centers in your State, and your local Convention and Visitors Bureau. Take them rack cards and muffins. Get to know them.
When I opened, I said to Himself that although we were small (3 rooms) I planned to "run with the Big Boys" - and I have. I went to every workshop and tourism event within driving distance that did not require a hotel room. I made trips to the Capital, went to Tourism Day at the Capitol, got involved with the State B & B Assoc more than just paying my dues, found "creative financing" to do some of the trips Tourism was taking for Marketing (will explain that in a minute), and when Tourism was looking for comp rooms for vetted writers, gave them and found them with other B & Bs around the State. There are a lot of things you can do to make yourself a "known entity" without spending a lot of money (an item I am usually strangers with).
Creative financing - When you travel as part of a West Virginia Tourism Delegation, you pay your own way. For one trip to Utah in 2001, as part of those going, I was allowed one piece of material in each "goodie bag". I contacted several of the smaller CVBs and offered to get their brochure into those goodie bags if they gave me $100. I accomplished that by taking all the brochures WITH mine and tying them into a packet with ribbon to make one piece. A fancy reception in NYC, I split the registration gee with an inn-to-inn package partner who had a friend in the Bronx for us to stay with, did the creative financing again to cover gas & other expenses, and was a face "playing with the Big Boys".

 

[JBloggs]

Welcome the the forum, front and center.
But you didn't say you have full time innkeepers? I was about to feel sorry for your burden. And then I tried your reservation "Book your stay" which brought nothing up. Oh I see a page with "some" writing. And then more without how to reserve? It is all VERY confusing.
So MY WISDOM:
Make it easy to go to your website, the storefront for your inn and check availability or reserve a room. Don't make me email you, don't make me read a bunch of stuff, I just want to see what you have open and if I like it I will book. I already closed the browser, you made me work and my attention span is that of a gnat.
Rooms - I can't view any rooms. I am on chrome, if that helps. My SECOND wisdom would be room photos asap. These should be in place before even opening.
And hello from a neighboring state. I was in your town a few weeks ago, passing through. Third Wisdom: Give me a google map I can click on to see where you are and how far from where I was going.
And as beautiful as the background/wallpaper shot is on all the pages, I can't read through it, and I am not that old, yet.
Don't leave...you asked. I hope I can help, like others have helped me here, many times. PS Well done on the restoration, beautiful place.
One more: Establish your Trip Advisor page (add all the photos you want) before someone else posts them there from some tracfone.

 

[Innkeep]

Welcome, Colonel
It's tough to give advice about how to survive. Hopefully by this time you've instituted the stuff we spend a lot of time discussing like the best website you can (or can't) afford with online reservations, savvy use of social media, an understanding of the demographic you will be attracting, etc.
Do seek out local or state B&B associations for in-person advice and mentoring, and ask the questions here that are bugging you the most. You really have now cleared the biggest hurdle because you're open.

 

[Morticia]

Welcome the the forum, front and center.
But you didn't say you have full time innkeepers? I was about to feel sorry for your burden. And then I tried your reservation "Book your stay" which brought nothing up. Oh I see a page with "some" writing. And then more without how to reserve? It is all VERY confusing.
So MY WISDOM:
Make it easy to go to your website, the storefront for your inn and check availability or reserve a room. Don't make me email you, don't make me read a bunch of stuff, I just want to see what you have open and if I like it I will book. I already closed the browser, you made me work and my attention span is that of a gnat.
Rooms - I can't view any rooms. I am on chrome, if that helps. My SECOND wisdom would be room photos asap. These should be in place before even opening.
And hello from a neighboring state. I was in your town a few weeks ago, passing through. Third Wisdom: Give me a google map I can click on to see where you are and how far from where I was going.
And as beautiful as the background/wallpaper shot is on all the pages, I can't read through it, and I am not that old, yet.
Don't leave...you asked. I hope I can help, like others have helped me here, many times. PS Well done on the restoration, beautiful place.
One more: Establish your Trip Advisor page (add all the photos you want) before someone else posts them there from some tracfone. .

Welcome the the forum, front and center.
But you didn't say you have full time innkeepers? I was about to feel sorry for your burden. And then I tried your reservation "Book your stay" which brought nothing up. Oh I see a page with "some" writing. And then more without how to reserve? It is all VERY confusing.
So MY WISDOM:
Make it easy to go to your website, the storefront for your inn and check availability or reserve a room. Don't make me email you, don't make me read a bunch of stuff, I just want to see what you have open and if I like it I will book. I already closed the browser, you made me work and my attention span is that of a gnat.
Rooms - I can't view any rooms. I am on chrome, if that helps. My SECOND wisdom would be room photos asap. These should be in place before even opening.
And hello from a neighboring state. I was in your town a few weeks ago, passing through. Third Wisdom: Give me a google map I can click on to see where you are and how far from where I was going.
And as beautiful as the background/wallpaper shot is on all the pages, I can't read through it, and I am not that old, yet.
Don't leave...you asked. I hope I can help, like others have helped me here, many times. PS Well done on the restoration, beautiful place.
One more: Establish your Trip Advisor page (add all the photos you want) before someone else posts them there from some tracfone.

I'm on Firefox and didn't experience the same problems other than the background photo being very distracting and hard to read around. Room photos were very good. Availability info/calendar on the home page. But the calendar loads very slowly and there's a lot of &&&%^&&)*98776 crap in the URL. (I know there's a technical word for that string of characters but it's late...)
So, this bit of wisdom - check the website in multiple browsers. (Not you, the Colonel.)
How to survive the first year - get your info out there to as many organizations as you can. When you're slow, schmooze around town. Make sure your info is in the hands of all those folks you recommend on your website - the winery, the restaurants, etc. Give your local paper a reason to write about you. Heck, the fact that you're a single GUY running a B&B is worth some press.

 

[Camge]

Hi, welcome , I have learned so much from the others on this site. We bought our house 3 years ago, and while it had been run as a boarding house since the 1920's ,it had never been updated. So after raising the house , new foundation , ne bathrooms and a makeover, we opened two years ago. My husband and I run the inn. He cooks I bake and we both clean and do laundry. It has been a crazy ride. You can look at our website as it is listed in my profile. We are located in the hamptons on the south shore of long Island NY. If we can help you in any way just ask. I love your inn, it is so beautiful. Nothing better than an old house! Best of luck! Cam

 

[The Colonel]

Well, you're right: I asked,
I've used Chrome and Explorer to view the website, including on mobile devices, and didn't realize there were such terrible issues.
The Google map is on the "Contact Us" page, but maybe that's a bad place for it.
Thank you all for your input. Clearly I've got more work to do before I'm up to the standards of this website and forum...

 

[Lee2014]

My wisdom is you can do it even when you feel like the whole world is against you! All you need is to be healthy, not afraid to get yourself dirty, ready to learn new things, and a faith in God that He Can Remove Mountains! Oh, and one friend who works for free! He's still with us but now we can pay him! Edited: And this website!
In the first 6 months of taking over my grandparents inn with not a penny to its name, we were attacked by cancer, our system wiped clean, mad relatives, and a six week hospital stay vacation for my aunt who found this site while laying in her sickbed. We succeed by the mercy and grace of God. I spent many time on my knees crying and praying for strength to do what needed to be done and to send more guests so we could pay our bills… We just finished our third season and the inn is celebrating its 40th anniversary this year since my grandparents started it!

 

[Lee2014]

Well, you're right: I asked,
I've used Chrome and Explorer to view the website, including on mobile devices, and didn't realize there were such terrible issues.
The Google map is on the "Contact Us" page, but maybe that's a bad place for it.
Thank you all for your input. Clearly I've got more work to do before I'm up to the standards of this website and forum....

Don't leave! Grab a chair, your favorite drink, and stay! You will be glad you did! We profited much by the advice of this forum and have made friends.

 

[The Colonel]

Welcome the the forum, front and center.
But you didn't say you have full time innkeepers? I was about to feel sorry for your burden. And then I tried your reservation "Book your stay" which brought nothing up. Oh I see a page with "some" writing. And then more without how to reserve? It is all VERY confusing.
So MY WISDOM:
Make it easy to go to your website, the storefront for your inn and check availability or reserve a room. Don't make me email you, don't make me read a bunch of stuff, I just want to see what you have open and if I like it I will book. I already closed the browser, you made me work and my attention span is that of a gnat.
Rooms - I can't view any rooms. I am on chrome, if that helps. My SECOND wisdom would be room photos asap. These should be in place before even opening.
And hello from a neighboring state. I was in your town a few weeks ago, passing through. Third Wisdom: Give me a google map I can click on to see where you are and how far from where I was going.
And as beautiful as the background/wallpaper shot is on all the pages, I can't read through it, and I am not that old, yet.
Don't leave...you asked. I hope I can help, like others have helped me here, many times. PS Well done on the restoration, beautiful place.
One more: Establish your Trip Advisor page (add all the photos you want) before someone else posts them there from some tracfone. .

Well, my "full time innkeepers" consist of my retired cousin and her husband. They live 10 minutes away, and she comes in most afternoons for 2 or 3 hours to help clean rooms, and he mows the yard. I couldn't do this without them, plus they know everyone in town so they're great for marketing, AND they loaned me $25k when the old HVAC died just a month before opening... As for me, my 82 year-old mom lives with me in a small house directly across the street from the inn. No, I don't put her to work (she's on oxygen with limited mobility). I handle all reservations, all money, 90% of check-ins and guest relations, all technology, and breakfast (continental, thank goodness). And I'm a self-employed architect too, because the bills have to be paid. So on the website I give my "full time innkeepers" a gracious nod, while I'm doing the vast majority of the work myself. I'm certainly not looking for anyone to feel sorry for me; just trying to find a community of other people in the same boat. I really enjoy reading everyone's posts.
As for the website, I'll check it out on different platforms - it sounds like there are issues I'm not aware of. In order to try to save a few thousand dollars, I built the site myself using Wix, Stripe, and Wix Hotels, and I took all the photos. It's the first website I've ever done, so although I put a lot of thought into it, I'm not claiming it's anywhere near perfect.
Your post almost made me quit this forum, but I'm not going to. Now I see why most registered users on this site remain anonymous: It helps avoid personal scrutiny. But please remember, our public face is rarely the full story....
I've already got a few entertaining war stories (the guy who left a handgun taped to the bottom of his pedestal sink.... the lady who left a couple of unmentionable battery-operated items in her nightstand, horrifying my poor sheltered cousin...).
Must go now - I've got 6 rooms of traveling bicyclists, all wanting boiled eggs. But these folks are great: I even let them borrow my car last night to drive to dinner...

 

[2cat_lady]

First off, welcome to the forum! Don't let JB scare you off, she doesn't bite hard

She's really our 'mom', just interested in everyone's welfare and she dispenses tough love to everyone. I'm happy to have been toughened up by her.
I viewed your site on Safari and didn't seem to have any issues. Not being tech at all myself, I think you've done a great job. I would defer to the experts on this forum though. If they can pick something apart, let them. They're only trying to help. Just dust yourself off and roll up your sleeves. No one said this was going to be the Newhart show. Owning a B&B is A LOT of work but it's just so incredible to work for yourself.

 

[TheBeachHouse]

They almost made me quit when I first joined, too. Our website was about 10 minutes old and only listed our name and address and I was inundated with how horrible it was. But I knew it was a work in progress, so I let it go.
In the meantime, I also got a lot of support.
Welcome to the forum!
We are three years into running an already existing 6-room inn set in an antique Dutch Colonial in a coastal town north of Boston. It was in need of a great deal of love when we bought it. We've spent three years polishing it up and it's looking good. Loving it!
My best advice? You can't do everything the first day! You know what has to be done, but don't let it keep you up at night. Slow and steady wins the race. In the meantime, don't be afraid to use the 'we just bought the place' card if guests point to old showers, or bad lighting or drafty windows. One step at a time!

 

[OnTheShore]

Welcome to the forum, do stick around -- everyone here does want everyone else here to ultimately be successful with their business. And while many here are "anonymous," if you stick around long enough you will eventually figure out who everyone actually is (although you might not remember).
In our case, we "inherited" our business, an ongoing entity in operation since the late 1940's. We are now finishing our 5th season as the managers.

 

[Highlands John]

Hello, welcome.
We bought a house that was built for B&B, but hadn't been operating for about 12 months, so basically we started from scratch.
Bit late to tell you this, but make sure you have enough money in the bank to see you through your first winter (/quiet period). All the other web advice is good, online booking a must. OTAs are a great way to get lots of booking for a new business, but it's expensive and once you've sipped from that cup you may find it very difficult to stop.
Like gillum I join anything, dmo's, business groups, etc. I go to most presentations, get friendly with other businesses.

 

[Highlands John]

Welcome the the forum, front and center.
But you didn't say you have full time innkeepers? I was about to feel sorry for your burden. And then I tried your reservation "Book your stay" which brought nothing up. Oh I see a page with "some" writing. And then more without how to reserve? It is all VERY confusing.
So MY WISDOM:
Make it easy to go to your website, the storefront for your inn and check availability or reserve a room. Don't make me email you, don't make me read a bunch of stuff, I just want to see what you have open and if I like it I will book. I already closed the browser, you made me work and my attention span is that of a gnat.
Rooms - I can't view any rooms. I am on chrome, if that helps. My SECOND wisdom would be room photos asap. These should be in place before even opening.
And hello from a neighboring state. I was in your town a few weeks ago, passing through. Third Wisdom: Give me a google map I can click on to see where you are and how far from where I was going.
And as beautiful as the background/wallpaper shot is on all the pages, I can't read through it, and I am not that old, yet.
Don't leave...you asked. I hope I can help, like others have helped me here, many times. PS Well done on the restoration, beautiful place.
One more: Establish your Trip Advisor page (add all the photos you want) before someone else posts them there from some tracfone. .

Make it easy to go to your website, the storefront for your inn and check availability or reserve a room. Don't make me email you, don't make me read a bunch of stuff, I just want to see what you have open and if I like it I will book. I already closed the browser, you made me work and my attention span is that of a gnat.

At the seminar I went to the other day the presenter said the average is now 6 seconds that will people spend on a site and if they've not found what they're looking for they're gone, he said it used to be 12 seconds.

 

[JimBoone]

Welcome, I'm the odd one here as a mom & pop motel on the opposite side of your state, but with only 8 guest rooms I fit better here on the forum (love it) than I do with large hotel properties in town.
Our place was an established business, well maybe, let's say it had existed for a number of years. We saw the motel in October, returned after dark on a wet December night expecting reservations and a closing the next morning, but instead found a deserted property with the office door unlocked, called the realtor who said make ourselves at home and he would see us in the morning. Family spent the night in the one room that seemed marginally clean, cold and wet with no heat or hot water. This was early december, by Christmas we had rented 5 rooms and I began to wonder what I had stepped into, so yes I understand that questioning part very well. Christmas week and January / February weekends were good, but by March the gross sales wouldn't cover half of the February power bill, getting started can be interesting. My plan was that the wife would operate the business and I would work an outside job and be the part time motel help, but several years passed before I found a decent job.
In the beginning I didn't have a computer or a website, both came some years later, only this year with the help and support of a fellow forum member do I have a potentially good website, I say potentially as there are still things I need to learn and additions I need to make that hopefully will happen over the winter.
Today, about 25 years later, I still love the business and enjoy the guests that visit. Now I was lucky, I found that right mate when I was still a teenager, but the right person beside you does make life better. A suggestion I'd make is plan now for your future, if you make it through this first year, what do you want to do in twenty five years? For us the business is home, we don't want to retire to something else, that seems to have worked out this year with our daughter moving next door, but you want to keep an eye on your exit plan.

 

[Lee2014]

JBloggs calls me a stalker…

You're number one on TA for your area and it looks good! The one who gave you a four doesn't hand out anything over a three very much, so good work! When I put in for your town, yours comes up close to the top of the first page, so you are doing well in that area. With people getting ready to head south for the winter and people fleeing the hurricane, you are in a good position. Maybe add direction to and from major highways in your area. Keep treading water and keep your head above water. The first year is the worst. You have made a great start, keep up the good work!
As for accounting and laundry services, its easier to hire someone and fire them if it doesn't work out... I would suggest trying to find a high school student who want to go into the hospitality business. Or someone who loves your place. They will put more effort and be loyal over someone who its just a job...

 

[Jcam]

Welcome the the forum, front and center.
But you didn't say you have full time innkeepers? I was about to feel sorry for your burden. And then I tried your reservation "Book your stay" which brought nothing up. Oh I see a page with "some" writing. And then more without how to reserve? It is all VERY confusing.
So MY WISDOM:
Make it easy to go to your website, the storefront for your inn and check availability or reserve a room. Don't make me email you, don't make me read a bunch of stuff, I just want to see what you have open and if I like it I will book. I already closed the browser, you made me work and my attention span is that of a gnat.
Rooms - I can't view any rooms. I am on chrome, if that helps. My SECOND wisdom would be room photos asap. These should be in place before even opening.
And hello from a neighboring state. I was in your town a few weeks ago, passing through. Third Wisdom: Give me a google map I can click on to see where you are and how far from where I was going.
And as beautiful as the background/wallpaper shot is on all the pages, I can't read through it, and I am not that old, yet.
Don't leave...you asked. I hope I can help, like others have helped me here, many times. PS Well done on the restoration, beautiful place.
One more: Establish your Trip Advisor page (add all the photos you want) before someone else posts them there from some tracfone. .

Well, my "full time innkeepers" consist of my retired cousin and her husband. They live 10 minutes away, and she comes in most afternoons for 2 or 3 hours to help clean rooms, and he mows the yard. I couldn't do this without them, plus they know everyone in town so they're great for marketing, AND they loaned me $25k when the old HVAC died just a month before opening... As for me, my 82 year-old mom lives with me in a small house directly across the street from the inn. No, I don't put her to work (she's on oxygen with limited mobility). I handle all reservations, all money, 90% of check-ins and guest relations, all technology, and breakfast (continental, thank goodness). And I'm a self-employed architect too, because the bills have to be paid. So on the website I give my "full time innkeepers" a gracious nod, while I'm doing the vast majority of the work myself. I'm certainly not looking for anyone to feel sorry for me; just trying to find a community of other people in the same boat. I really enjoy reading everyone's posts.
As for the website, I'll check it out on different platforms - it sounds like there are issues I'm not aware of. In order to try to save a few thousand dollars, I built the site myself using Wix, Stripe, and Wix Hotels, and I took all the photos. It's the first website I've ever done, so although I put a lot of thought into it, I'm not claiming it's anywhere near perfect.
Your post almost made me quit this forum, but I'm not going to. Now I see why most registered users on this site remain anonymous: It helps avoid personal scrutiny. But please remember, our public face is rarely the full story....
I've already got a few entertaining war stories (the guy who left a handgun taped to the bottom of his pedestal sink.... the lady who left a couple of unmentionable battery-operated items in her nightstand, horrifying my poor sheltered cousin...).
Must go now - I've got 6 rooms of traveling bicyclists, all wanting boiled eggs. But these folks are great: I even let them borrow my car last night to drive to dinner...
.

Honey Me and dh have been in hospitality for 30 years between up - sex toys are standard for the course
The couple with the full Gimp suit and blood on the sheets now that did make me lift my eyebrows

 

[JBloggs]

I apologize to you, I was not trying to be mean, I was trying to be helpful. I thought you were asking for feedback, and to share the important wisdom, and of those, the forum has helped me on the storefront of the inn, so I was imparting some of that to you.
I read you had full time innkeepers.