Michigan State University Extension
Tourism Educational Materials - 33420138
06/06/02
Developing a B&b Business Plan Part 4
List of files and visuals associated with this text.
Appendix A
Bed and Breakfast Business References
U.S. Small Business Administration - Management Aids
Number Title
Financial Management
FM1 The ABCs of Borrowing
FM3 Basic Budgets for Profit Planning
FM4 Understanding Cash Flow
FM5 A Venture Capital Primer for Small Business
FM6 Accounting Services for Small Service Firms
FM7 Analyze Your Records to Reduce Costs
FM8 Budgeting in a Small Service Firm
FM9 Sound Cash Management and Borrowing
FM10 Recordkeeping in a Small Business
FM11 Simple Break Even Analysis for Small Stores
FM12 A Pricing Checklist for Small Retailers
FM13 Pricing Your Products and Services Profitably
General Management
MP1 Effective Business Communications
MP2 Locating or Relocating Your Business
MP3 Problems in Managing a Family-Owned Business
MP6 Planning and Goal Setting for Small Business
MP9 Business Plan for Retailers
MP10 Choosing a Retail Location
MP11 Business Plan for Small Service Firms
MP12 Checklist for Going into Business
MP14 How to Get Started with a Small Business Computer
MP15 The Business Plan for Home-based Business
MP19 Small Business Decision Making
MP20 Business Continuation Planning
MP21 Developing a Strategic Business Plan
MP23 Techniques For Problem Solving
MP25 Selecting the Legal Structure for your Business
MP28 Small Business Risk Management Guide
Marketing
MT1 Creative Selling: The Competitive Edge
MT2 Marketing for Small Business: An Overview
MT8 Researching Your Market
MT11 Advertising
Fact Sheets and Order Forms
(Order through your local U.S. Small Business
Administration Office. The SBA office can also tell you
about small business workshops and counseling.)
http://www.sba.gov/library/pubs.html
Small Business Administration Regular Business Loan
Fact Sheet
Facts About SBA - Fact Sheet 39
Business Loans from the SBA
* This is a partial list. There are many others.
Books and Pamphlets
(Order through your local bookstore.)
Preventative Law for Innkeepers, Charles Hillestad.
2151 Tremont Place, Denver. CO 80205. 1991.
Small Business Reporter, Bank of America. Bank of
America Center, San Francisco, CA 94104.
Trends in Hotel Business. Pannell, Kerr and Forster,
420 Lexington Avenue, New York, NY 10017.
The Inn Business. Canadian Government Publishing
Centre, Supply & Services, Ottawa, Canada K1A059
How to Start Your Own Bed & Breakfast, Mary Zander. The
Talman Co., 1985.
Professional Management of Housekeeping Operations,
Robert J. Martin. John Wiley & Sons, 1986.
The Professional Housekeeper, Georgina Tucker and
Madeline Schneider. CBI Publishing Company, Inc., 1984.
Check In - Check Out, Jerome Valten. Wm.C. Brown
Publishers, 1985.
Uniform System of Accounts and Expense Dictionary For
Small Hotels and Motels American Hotel and Motel
Association Educational Institute, E. Lansing, MI, 1986.
Hotel Restaurant and Travel Law, 2nd ed., Norman
Cournoyer and Anthony G. Marshall. Breton Publishers,1983.
Modern Hotel and Motel Management, 3rd ed., Gerald W.
Lattin. W.H. Freeman, 1977.
Principles & Practice of Management in the Hospitality
Industry, James Keiser. SBI Publishing Company, Inc.,1979.
Renovating the Victorian House, Katherine Rusk. 101
Productions, 1983.
Essentials of Hospitality Administration, Harold Lane
and Mark Van Hartesvelt. Reston Publishing Co., 1983.
Maintenance and Engineering for Lodging and Food Service
Facilities, Frank Borssenik. The Educational Institute of
the American Hotel & Motel Association, East Lansing, MI,
1977.
The New York Times Complete Manual of Home Repairs,
Bernard Gladstone. Macmillan Co, New York, 1969.
So You Want To Be an Innkeeper, Mary E. Davies, Pat Hardy,
Jo Ann M. Bell, and Susan Brown. 101 Productions, 1985.
Open Your Own Bed & Breakfast, Barbara Notarius and
Gail Sforzabrewer. John Wiley and Sons, Inc., NY, 1987.
How To Open and Operate a Bed & Breakfast Home, Jan
Slankus. The Globe Pequat Press, Chester, Connecticut,
1986.
How To Open a Country Inn, Karen L. Etsell and Elain
Brennan. The Berkshire Traveller Press, 1983.
The Entrepreneur's Master Planning Guide, John Welsh
and Jerry White. Prentice Hall, 1983.
Start-Up Money: How to Finance Your New Small Business,
Mike McKeever. Berkeley Nole Press, 1984.
Applied Food Service Sanitation. National Institute for
the Food Service Industry, Chicago, 1974.
Design: Criteria for Decisions, Harold H. Alexander.
New York: Holt, Rinehart, and Winston, 1984.
Inside Today's Home, 4th ed., R. Faulkner and S. Faulkner.
New York: Holt, Rinehart, and Winston, 1984.
Environmental Interiors, Mary Jo Weale, James W. Croake,
and Bruce W. Weale. New York. Macmillan Publishing Co.,
Inc., 1982.
Understanding Hospitality Insurance, William J. Hoffman.
The Cornell H.R.A. Quarterly, February, 1983, pp. 72-79.
Honest Business, Michael Phillips and Salli Rasberry.
New York: Random House, 1981.
Marketing Ideas for Small Service Businesses, Tom and
Marilyn Ross. Dow Jones-Irwin, Homewood, IL, 1990.
The Unabashed Self-Promoter's Guide, Jeffrey Lant. J. Lant
Associates 50 Follen Street, Suite 507, Cambridge, MA
02138, 1983.
Beginning a B&B in South Carolina, Clemson University
Cooperative Extension Service, Columbia, South Carolina
29201.
Guidelines for Developing an Operation of a Bed &
Breakfast Home in Alberta, Development Division, Alberta
Tourism, 16th Floor, 10025 Jasper Ave., Edmonton, Alberta
Canada T5J323.
Food and Recipes
Bread & Breakfast, Linda Kay Bristow. San Francisco: 101
Productions, 1985.
Country Inns Cookery, Coralie Castle and Jacqueline
Killeen. San Francisco: 101 Productions, 1982.
The Inn Cookbook: New England Marjorie and Igor Kropotkin.
Boston: Little, Brown and Company, 1983.
Country Inns of America Cookbook, Robert R. Reid, ed.
New York: Holt, Rinehart, and Winston, 1982.
The American Bed and Breakfast Cookbook, Volumes I and
II, The Best Post Writers Group. The East Woods Press,
1985.
Cooperative Extension and Sea Grant Publications
Home-Based Business... Is It for Me? Minnesota
Extension Service, University of Minnesota, 1987.
Distribution Center. Room 3 Coffey Hall, 1420 Eckles
Ave., St. Paul, MN 55108.
Family Tension and the Home-Based Business. Minnesota
Extension Service, University of Minnesota, 1987.
Distribution Center, Room 3 Coffey Hall, 1420 Eckles
Ave., St. Paul, MN 55108.
Why Have a Home-Based Business? Advantages and
Disadvantages. Minnesota Extension Service,
University of Minnesota, 1987. Distribution Center,
Room 3 Coffey Hall, 1420 Eckles Ave., St. Paul, MN
55108.
Catering Successfully. Minnesota Extension Service,
University of Minnesota, 1987. Distribution Center,
Room 3 Coffey Hall, 1420 Eckles Ave., St. Paul, MN
55108.
Starting a Bed and Breakfast or Farm Vacation Business.
Minnesota Extension Service, University of Minnesota,
1987. Distribution Center, Room 3 Coffey Hall, 1420
Eckles Ave., St. Paul, MN 55108.
http://www.msue.msu.edu/msue/imp/modtd/33420030.html
Establishing the Ambience in a Bed and Breakfast or
Farm Vacation Home. Minnesota Extension Service,
University of Minnesota, 1987. Distribution Center,
Room 3 Coffey Hall, 1420 Eckles Ave., St. Paul, MN
55108.
http://www.msue.msu.edu/msue/imp/modtd/33420034.html
Courtesy is Contagious. Great Lakes Sea Grant
Network, 1986. Illinois-Indiana Sea Grant Program,
University of Illinois, 51 Mumford Hall, 1301 W.
Gregory Dr., Urbana, IL 6180 1. This publication can
also be obtained by contacting any of the Great Lakes
Sea Grant programs.
Bed and Breakfast in Iowa, Jim Huss. Pm12631, June
1986, Iowa State University, Ames, IA 50011.
Starting a Bed and Breakfast in Michigan, Philip
Alexander and Judy Watson-Olson. Cooperative Extension
Service Bulletin E-2143, Michigan State University.
http://www.msue.msu.edu/msue/imp/modtd/33420042.html
Account Book for Small Business. Robert W. McIntosh.
Cooperative Extension Service Bulletin E-1332, Michigan
State University.
Bed and Breakfast Zoning- A Guide to Regulations, Jim
Huss. Cooperative Extension Bulletin NCR358, Iowa
State University, Ames, IA 50011.
http://www.msue.msu.edu/msue/imp/modtd/33420043.html
Considerations in Starting a Bed and Breakfast Business,
John Mulcahy. New York Sea Grant and Cooperative
Extension, Cornell University, Ithaca, NY 14853.
Opening a Bed and Breakfast, Rich Novak. UNC Sea Grant
Publication UNC-SG-84-03, North Carolina Department
of Administration, North Carolina State University,
Raleigh, NC 27695-8605.
Advertising: An Investment in Your Business Future,
James Huss. North Central Regional Extension
Publication #299, Iowa State University, Ames, IA
50011.
Marketing the Small Lodging Business, Chad P. Dawson.
Cooperative Bulletin 212, Cornell University, Ithaca,
NY.
Zoning Principles and Definitions, Agriculture
Extension Service, Extension Folder 25 - Revised
1978, University of Minnesota, St. Paul, MN 55108.
Tourist and Resort Series
(Order from Michigan State University Bulletin Office, Box
6640, East Lansing, MI 48876-6640.)
E-483: Employee Motivation and Work Incentives in the
Service Industries
http://www.msue.msu.edu/msue/imp/modtd/33129713.html
E-484: Recruiting and Training Employees in the Service
Industries
http://www.msue.msu.edu/msue/imp/modtd/33129714.html
E-1332: Account Book for Small Tourist and Resort
Businesses
E-677: In the Lodging Industry-Marketing Management
E-656: In the Lodging Industry-Management Through
Figures
http://www.msue.msu.edu/msue/imp/modtd/33119706.html
E-729: Tourism and Your Community
http://www.msue.msu.edu/msue/imp/modtd/33529766.html
E-1381: Tourism: Greeting a Guest
http://www.msue.msu.edu/msue/imp/modtd/33200016.html
E-1937: Tourism and Its Significance in Local
Development
http://www.msue.msu.edu/msue/imp/modtd/33520059.html
E-1959: Tourism Marketing
http://www.msue.msu.edu/msue/imp/modtd/33700082.html
Hospitality Periodicals
Hotel and Motel Management. Harcourt Brace Jovanovich
Publications, 7500 Old Oak Blvd., Cleveland, OH 44130.
Hotel and Motel Management is a newspaper format
publication that aims to provide lodging industry and
related news to its 45,000 subscribers nationwide.
The publication's every-three weeks mailing schedule
allows it the largest staff of any lodging business
journal---to report on news in a timely fashion. Regular
departments and features cover the gamut of topics from
hotel development, financing and franchising to interior
design, sales and marketing and risk management. Our
readers are lodging industry professionals: chain
executives, general managers, food and beverage directors,
hotel developers and investors and lenders. Michael DeLuca
is editor-in-chief. Articles cover topics including
operations, managers, food, purchasing, beverage,
accounting, products, trends, and general news.
Lodging. American Hotel and Motel Association, 888 7th
Ave., New York, NY 10019.
As the official publication of AH&MA, Lodging is the
association's primary means of communicating its work to
the hotel industry. Since much of this work pertains to
hotel operations, most of the magazine's features provide
operational advice. Operational areas usually covered
include financial management, human resources, sales and
marketing, and food and beverage. Readers are members of
AH&MA, the Hotel Sales and Marketing Association
International, and International Association of
Hospitality Accountants. Because AH&MA is a federation,
AH&MA members are also members of their state lodging
associations. Some smaller properties, which are state
association members but not AH&MA members, also receive
the publication.
Lodging Hospitality. 1111 Superior Street, Cleveland, OH
44114.
The magazine informs the reader about site selection,
operation design and decor, financing, building,
personnel, maintenance and sanitation, computerization,
merchandising, and renovation.
Old House Journal, 69A Seventh Ave., Brooklyn, NY 11217.
Published monthly.
Short, non-technical articles about new products and
renovating and maintenance ideas for old houses. $16/year.
Also publishes newsletter.
Restaurant Business Management. 644 Third Ave., New York,
NY
A monthly magazine for the restaurant trade featuring
articles on what's new, different, and successful.
Contains information on suppliers and services which may
be difficult to locate in rural areas.
Restaurant Hospitality. 1111 Superior Street, Cleveland,
OH 44114.
The magazine covers all phases of management,
communication, operation, merchandising, equipment,
furnishings, decor, and industry trends.
"Critic" B&B Guidebooks
Critic B&B Guidebooks give independent opinions on B&Bs
listed. Usually, the B&B does not pay for this listing to
insure that the editor is not influenced by advertising
revenue or payment from the B&B. The following list was
adapted from material submitted by Charles Hillestad, 2151
Tremont Place, Denver, CO 80205, (303)296-2151.
America's Wonderful Little Hotels & Inns by Sandra W.
Soule, P.O. Box 150, Riverside, CT 06878
Recommended Country Inns Series by Globe Pequot Press
138 W. Main St. Chester, CT 06412
B&B American Style and Country Inns and Back Roads by
Jerry Levitin 1565 Patrick Road Napa, CA 94558
The Recommended Country Inns, Lodges and Historic Hotels
Series: Complete Travelers Guides by Hitchcock & Lindgren
P.O. Box 151, Bridge Hampton, NY 11932
Mobil Travel Guides for various regions by Rand McNally
Travel Research Center, P.O. Box 7600 Chicago, IL 60680
(has special listings for B&Bs)
Birnbaum's United States by Houghton Mifflin Co., 2 Park
St., Boston, MA 02108
AAA Tour Book by American Automobile Association
Most of them are by states, some list more than one
state, and there is a special B&B listing.
"Listing" B&B Guidebooks
These are useful in locating alternative available B&Bs in
a particular city. The description given usually comes
from the innkeeper, not the editor. Although most of such
books strive for accuracy, the sheer volume of listings
sometimes precludes checking personally on every listing.
In a few cases, the innkeeper pays to have the information
inserted in the guide. It is like an advertisement.
Complete Guide to B&B Inns & Guest Houses by Pamela
Lanier, Lanier Publishing International, Ltd., P.O. Box
20467, Oakland, CA 94620
Complete Guide to American B&Bs by Rik and Nancy Barnes,
P.O. Box 270471, San Diego, CA 92128
B&B North America by Norma Buzan, Betsy Ross Publications,
3057 Betsy Ross Drive, Bloomfield Hills, MI 48013
Innviews by Sheila McCormick, 157 8th Street, Norco, CA
91760 (only B&Bs paying travel agent commissions listed)
Almost Every B&B Series, Rockrimmon Press, 110 East
Enterprise, Colorado Springs, CO 80918
Secrets of Entertaining by America's Best Innkeepers by
Gail Greco, 5600 Southwick St., Bethesda, MD 20817
Annual Directory of American B&B by Toni Sotor, P.O. Box
152, Harrington Park, NJ 07640
Frommer's Regional Guides: Frommer's B&B North America,
Prentice Hall Press, One Gulf & Western Plaza, New York,
NY 10023
Fodor's USA, Fodor's American Cities, and Regional Guides,
c/o Fodor's Travel Publications, 201 E. 50th Street, New
York, NY 10022 (this one has opinions, but they tend to be
very brief)
Featherbeds & Flapjacks by Barbara Sturni and Suzanne
Dane, National Trust for Historic Preservation, 1785 Mass
Ave. NW, Washington, D.C. 20036
A Treasury of Bed & Breakfasts and Bed & Breakfast
Hostess, The American Bed & Breakfast Association,
Washington, D.C. 20026
Other B&B Guidebooks
Additional books listed in alphabetical order:
ABC Hotel and Motel Guide
American Express Guide to B&Bs
American Guide to Hotels, Motels & Inns
B&B North America
Bed and Breakfast, USA
B&Bs, Guesthouses & Inns of America
B&Bs in the U.S. & Canada
B&B Directory
Best Places to Stay in America's Cities
Christian B&B
Christopher's B&B Guide to U.S. & Canada
Complete Traveler Series
Country Inns: America Revisited
Country Inns of America Series
Country Inns of the Region
Distinctive Lodgings
Elegant Small Hotels
Family Vacation Services
Fisher's World
Great Affordable B&B Getaways
Great America Guest House Book
Great American Travel Book
Great Ski Inns
Guest House Book Series
Home Base Holidays
Hotel & Travel Index
INNterlodging Bed & Breakfast
Insight Guides
Motorcycle B&B
North American Vacation Brochure Directory
Official Airlines Guide North American Travel Planner
Old House Lover's Guide to Inns, B&Bs and Guesthouses
Resorts and Great Hotels
Sleepcheap
Smoke-Free Travel Guide
Sojourners Bed & Breakfast
Starguide
Traveller's Bed and Breakfast
Zaggat's Survey
B&B Periodicals
Reading several newsletters can help you locate specific
information, avoid costly mistakes, and stay abreast of
current B&B events. There are a variety of periodicals.
Some are primarily for the traveler, some are directed to
the B&B owners. The periodicals listed below focus full
time on B&Bs and other accommodations.
Country Inns (full color magazine)
c/o Gail Rudder Kent, Editor
P.O. Box 182
South Orange, NJ 07079-0182
Innsider (full color magazine)
c/o Cynthia G. LaFerle
821 Wanda
Ferndale, MI 48220
Entree (Newsletter)
c/o William Tomicki, Publisher
1470 East Valley Road
P.O. Box 5148
Santa Barbara, CA 93150
The Hideaway Report (Newsletter)
c/o Andrew Harper
Harper Associates
Box 300
Whitefish, MT 59937
Inn Review (Newsletter)
c/o Norman Strasma, Editor
P.O. Box 1789
Kankakee, IL 60901
Inn Times (Newspaper)
c/o Forrest Lowrey
2101 Crystal Plaza Arcade #246
Arlington, VA 22202
Romantic Hideaways (Newsletter)
c/o Barbara Brass, Editor
Suite 258, 217 E. 86th Street
New York, NY 10028
Uncommon Lodgings (Newsletter)
c/o Barry W. Gardner, Editor
P.O. Box 181329
Dallas, TX 75218
Bed & Breakfast Update (Newsletter)
P.O. Box 4814
North Hollywood, CA 91607
Winston Travel Deluxe (Newsletter)
c/o Daniel Winston
P.O. Box C
Sausalito, CA 94966
Yellow Brick Road (Newsletter)
c/o Bobbie Zane, Editor
2445 Northcreek Lane
Fullerton, CA 92631
Nationwide B&B Trade Associations
Trade Organizations are not automatically reservation
services, although most Trade Organizations do make direct
reservations. Some have 800 numbers, which makes it very
convenient to use them for reservation purposes. A
membership fee is required.
Great Inns of America
2666 Riva Road, Suite 410
Annapolis, MD 21401
Attn: Ray Dunn
800/533-4667
(has a full color national guidebook available---Great
Inns of America)
(also functions as a reservation service)
(specializes in more luxurious accommodations with ten or
more rooms and all private baths)
Association of American Historic Inns
P.O. Box 336
San Juan Capistrana, CA 92629
Attn: Deborah Sakach
714/496-6953
(has national guidebook available---American Historic B&B
Inns and Guest Houses)
(also functions as a reservation service)
(specializes in inns that qualify for the National
Registry of Historic Places)
American B&B Association
1407 Huguenot Rd.
Midlothian, VA 23113
Attn: Sarah W. Sonke
804/379-2222
(has regional guidebooks available produced in association
with AAA---A Treasury of B&Bs)
Tourist House Association
R.D. 2, Box 355A
Greentown, PA 18426
717/857-0806
(has a national guidebook available B&B USA)
Clarion Carriage House Inns
20 South Battery
Charleston, SC 29401
Attn: Frank and Rebecca Gay
Homecomings B&B Network
P.O. Box 502J
Bellingham, WA 98227
Attn: Dolores Hermann
International Inn Society (formerly Treadway Inn Partners)
180 Summit Avenue
Montvale, NJ 07645
Attn: Wendy Denn
201/666-1500
Independent Innkeepers Association
Stockbridge, MA 01262
Attn: Church Davis
413/298-3636
B&B Society International
P.O. Box 1789
Kankakee, IL 60901
Attn: Norman Strasma
815/939-3509
(has national guidebook available--Host Directory)
B&B Registry
P.O. Box 8174
St. Paul, MN 55108
Attn: Gary Wingert
612/646-4238
(has a national guidebook available---Fodor's North
American B&B Guide)
(also functions as a reservation service)
National B&B Association
P.O. Box 332
Norwalk, CT 06852
Attn: Phyllis Featherston
203/847-6196
(has a national guidebook available---B&B Guide)
(specializes in family-owned B&Bs)
B&B League, Ltd.
3639 Van Ness St., N.W.
Washington, DC 20008
Attn: Millie Broobey
202/363-7767
B&B Service
P.O. Box 5025
Bellingham, WA 98227
Attn: Dolores Herrmann
(also functions as a reservation service)
B&B Hospitality
P.O. Box 2407
Oceanside, CA 92054
Attn: Ruth Dickerson
(also functions as a reservation service)
Romantik Hotels of USA and Europe
Romantik Hotels and Restaurants
Beratungs-Und Betreuungs kG
Handelregister Aschaffenburg HRA 2334
Horsteiner Str. 34
D-8757 Karlstein/Main
(has a national guidebook available---Romantik Hotels)
Professional Association of Innkeepers International P.O.
Box 90710
Santa Barbara, CA 93190
805/965-0707
The Professional Association of Innkeepers International
is a trade association providing services for the bed and
breakfast/country inn owner/operator and the aspiring
innkeeper. Services include a hotline for referrals or
consultation, technical assistance to associations,
publications, specials programs on phone systems,
insurance, airline reservation system access, and
discounts on products and credit card fees, workshops for
innkeepers and referrals to workshops for aspiring
innkeepers, travel and expertise exchange for innkeepers
and a staff locator file. The organization sponsors a
biannual international conference.
The following books, periodicals and pamphlets are
available from the Association:
Guide to the Inn Guidebooks: The most complete compilation
of books and directories that list inns. Includes
guidelines for listing and where to submit information.
This is also a good tool for aspiring innkeepers to begin
researching the market. Updated annually.
Bed and Breakfast/Country Inns Industry Survey and
Analysis: The only comprehensive financial and operational
data analysis of small inns presently available. In-depth
survey of occupancy, amenities, prices, employees, rate of
return on investment, break-even, revenue and expenses,
delineated by actual and percentage graphs. Broken-out
geography, size and age of inns. Updated biennially.
Marketing Handbook: From the basics of writing a news
release to writing brochure copy, this compilation of
promotional ideas will keep your inn in the media's eye
and get guests to return when you need them. From the
well-researched back issues of innkeeping comes this
indexed easy reference 3-ring binder. A must for
innkeepers with less than 100% occupancy. Regularly
updated.
My Staff Manual: Reference and tool for busy innkeepers;
70 page 3-ring binder with index tabs delineating great
lines for ads, sample job descriptions, legal information,
innkeepers' suggestions on interviewing, training, and
keeping staff, as well as pertinent back issues of
innkeeping. 1988 edition.
To order the above or receive additional information about
the Professional Association of Innkeepers International,
write PAII, Box 90710, Santa Barbara, CA 93190;
805/569-1853.
Innkeeping Workshops and Seminars
The Bed & Breakfast Innkeepers Guild of Santa Barbara
P.O. Box 20246
Santa Barbara, CA 93120
(805) 966-0589
Costs from $300 including room
B&B Seminars
P.O. Box 295
c/o B&B Productions
St. Helenda, CA 94574
(707) 963-0852
Costs from $375 plus room
Chanticleer Bed & Breakfast Inn (Innkeepers & Associates,
Ashland)
Jim & Nancy Beaver
120 Gresham Street
Ashland, OR 97520
(503) 482-1919
Costs from $225 including room
William Oates and Associates
P.O. Box 1162
Brattleboro, VT 05301
(802) 254-5931
Costs from $295 plus room
Held periodically at country inns in Vermont and
Pennsylvania.
The Captain Freeman Inn
15 Breakwater Road, RR 2
Brewster, MA 02631
(617) 896-7481
Wedgwood Inn of New Hope
111 West Bridge Street
New Hope, PA 18938
(215) 862-2570
Brown's Farm B&B
Wendi Brown
11150 Highway 209
Leavenworth, WA 98826
(509) 548-7863
Charles Hillestad
2151 Tremont Place
Denver, CO 80205
(303) 296-2151
For additional workshops and seminars, contact your
nearest inn or innkeepers' association, the extension
divisions of nearby state universities, B&B magazines and
newsletters, and Yellow Pages Directory published by Inn
Business Review.
Consultants
See lists in "Start your B&B" paper back books, B&B
magazines, and newsletters, and Yellow Pages Directory
published by Inn Business Review Newsletter or Inn Times.
Other Organizations
American Hotel & Motel Association, 888 Seventh Avenue,
New York, NY 10019
(212)265-4506.
Sponsors hotel show in New York each November. The AH&MA
Educational Institute, 1407 S. Harrison Rd., East Lansing,
MI 48832; provides courses for group or individual study
in operations and management. These can be very helpful to
small operators with little experience. Sliding scale
membership charges. Most members have 25 rooms or more.
Historic House Association, Decatur House, 1600 H Street
N.W., Washington, DC 20006 (202)673-4025.
A membership organization for historic house owners. The
Association sponsors annual conferences and provides
specialized information to members upon
request.
National Restaurant Association, 311 First Street N.W.,
Washington, DC 20001.
Non-members: (202)638-6100; members: (800)424-5156.
Publishes NRA News and consumer surveys, and maintains an
active lobbying office and up-to-date information on the
state of the industry. Also sells books, brochures and
films about cookery, sanitation, laws, training, etc.,
through their Educational Materials Center.
National Trust Regional Office-Midwest, 407 Dearborn
Street, Suite 710, Chicago, IL 60605 (312)353-3419.
This office provides technical and advisory services on
preservation as well as financial and legal assistance for
housing rehabilitation.
The New England Innkeepers Association, Norton-Grandi
Educational Resource Library, Statler Office Building,
Suite 636, Boston, MA 02116 (617)357-5115.
Offices of Preservation Assistance, National Park Service,
U.S. Department of the Interior, Washington, DC 20240
(202)272-3761.
This office provides copies of the Secretary of the
Interiors' rehabilitation standards and the names and
addresses of state preservation offices. It also provides
information on technical issues relating to housing
rehabilitation and certifies projects for federal
investment tax credit.
American Bed and BreakFast Association, P.O. Box 2384,
Washington, DC 20026.
This trade association represents B&B operators renting 12
rooms or less. It has an annual directory, listing
individual descriptions of B&B homes from reservation
services. It also publishes a monthly newsletter, provides
national and local public relations, develops regional
advertising packages, and is active in zoning,insurance,
and other current issues.
The Educational Institute of the American Hotel and Motel
Association, 1407 S.Harrison Road, East Lansing, Michigan
48823.
The Institute has developed text books, courses, and
programs of study designed to improve the skills and
attitudes of individuals in all areas of hospitality
service. A diploma and certification program verifies
course end program completion.
Cooperative Extension Service, available locally.
Educational workshops and one-on-one counseling are
offered by many extension offices. Your local county
Cooperative Extension Service office can refer you to the
nearest programs in your area.
Sea Grant Programs, available locally or regionally.
Sea Grant offices frequently offer educational programs
for B&B operations. Your local Sea Grant office can refer
you to the nearest program in your area.
Small Business Development Center (SBDC), available
regionally.
This agency often offers educational workshops and
counseling to various types of small business enterprises,
including B&Bs. Programs are administered through the
extension service of the state university system or the
state Department of Economic Development.
General Useful Resources
American Woman's Economic Development Corp. (AWED)
60 East 42nd Street, Suite 405
New York, NY 10165
(800)222-AWED; in NY: (800)442-AWED
National Alliance of Small Business
1825 Eye Street NW, Suite 400
Washington, DC 20077-2740
National Small Business United (NSBU)
1155 15th Street NW, Suite 710
Washington, DC 20005
(800)541-5768
(202)293-8830
Federal Information Centers
Each state maintains one or more Federal Information
Center that provides a source of free information on a
wide range of government-related topics.
U.S. Government Printing Office
Superintendent of Documents
Washington, DC 20402
Books, reports, and government documents on a variety of
subjects.
http://www.access.gpo.gov/
Census Bureau
Public Information Office
Building 3, Room 2705
Washington, DC 20233
Statistics and information useful in making marketing
decisions.
http://www.census.gov/
Small Business Development Centers
These centers provide small businesses with management
technical assistance, counseling and answers to business
planning and management questions.
Minority Business Development Center Call (312)353-0182 to
locate the closest regional office.
Small Business Administration
1441 L Street, N.W.
Washington, D.C. 20416
(202)653-6822
Contact to obtain location of nearest field office and
publications list. They offer free consulting help.
http://www.sba.gov/
APPENDIX B
List of Important Sources of Information for
Prospective Bed and Breakfast Hosts
This list identifies sources that can provide key
information for prospective bed and breakfast hosts.
Unfortunately, many states do not provide a one-stop
clearing house of necessary information that can be used
by prospective hosts. Effective utilization of this list
of resources can save time and money, provide useful
information that might otherwise be missed, and reduce or
eliminate difficulties before they occur.
County Cooperative Extension Office
Look in the telephone book for the name and address of
your County Cooperative Extension Office in the county
offices section. Your Extension office may provide
bulletins, videos, advice, and sometimes one-day
workshops.
http://www.reeusda.gov/1700/statepartners/usa.htm
The Educational Institute of the American Hotel and Motel
Association
1407 South Harrison Road
East Lansing, MI 48823
The Institute has developed text books, courses, and
programs of study designed to improve the skills and
attitudes of individuals in all areas of hospitality
service. A diploma and certification program verify course
and program completion.
Hotel, Restaurant, and Institutional Management Institute
101 Young Graduate House, Purdue University
West Lafayette, IN 47907
(317)494-2749
Correspondence courses are offered by this institute in
management, professional cooking, food service,
purchasing, travel and tourism marketing, contemporary
nutrition, and computer application in food service.
State Bed and Breakfast Association
The association provides answers to specific questions,
information about their goals, membership services, and a
directory of members. It is recommended that potential
hosts visit as many association members as possible.
Your State Institute for New Business Ventures
This institute provides an information packet and
information about possible financial assistance through
local economic agencies.
State Department of Commerce.
The department is a contact for various state agencies
that can help you begin a bed and breakfast business.
State Tourism Development Division
The division is a contact that can provide information
about your B&B, and its possible inclusion in the state
B&B facilities list. It also handles the distribution of
B&B brochures, marketing information, etc.
City or County Clerk
The county clerk's office includes the zoning department,
planning board, and building inspector. Their specific
telephone numbers are listed under governmental offices---
city, village, or township.
City or County Health Department
The health department is a source of information about
regulations, permits, etc. Obtain a copy of Food Service
Sanitation Requirements. Invite your local health
inspector to your facility for an informal environmental
site evaluation (for water supply, septic tank,
well/sewage disposal, etc.). Explain your type of
breakfast menu and food preparation methods. Show your
kitchen and ask for advice and recommendations concerning
your food storage, preparation, service, and sanitation
capabilities.
County Recorders Office
Use this office to file as sole proprietorship or
partnership. This office, listed under "Government
Offices" in your phone directory, is a contact for
information and questions concerning personal property
taxes.
State Department of Fire and Building Services
This department inspects and reviews plans for
modifications of public buildings for compliance with
state fire codes. The local fire department checks exits,
smoke detectors in guest rooms, and hallways, etc.
Secretary of State
You will need to contact this office if you want to
incorporate. You may also want to protect the use of your
business name by registering it with the secretary of
state.
Internal Revenue Service (Federal)
Obtain a federal ID number if you will have employees. If
you do not have employees, you would use your social
security number as the federal ID number. Obtain a self
employment (SS), estimate tax form 1040FF, and small
business kit.
http://www.irs.ustreas.gov/prod/cover.html
State Department of Revenue
From this department you need to obtain a kit or
information for sales and withholding tax. Obtain a
withholding tax number (if you have employees), and a
sales tax number. Figure the amount of your capital
improvement, local food and room tax, if any, etc. This
office will answer questions concerning individual income
tax, tax deductions for business use of home, etc.
State Small Business Development Center
The center provides a cooperative effort between small
business administration and local Chamber of Commerce
agencies. Contact for free help and directions to
additional resources and outreach programs.
APPENDIX C
A Guide: When a B&B Is Not a B&B
The Houston Post
Sunday, July 16, 1989
By Charles Hillestad
SPECIAL TO THE POST
Almost everyone has heard about Bed and Breakfasts, or
B&Bs as they are commonly known. They have been around for
decades and are particularly common in Europe where half
the travelers stay at B&Bs at one time or another.
Outside of New England, they are a fairly recent
phenomenon in the United States. But their acceptance has
been so rapid, there may be as many as 20,000 in the
United States today.
B&B is a generic term encompassing a wide variety of
accommodations. Such establishments have anywhere from one
to 100 guest rooms. They range from modern suburban home
to city Victorian gingerbread structures, mountain cabins
and full-service hotels. There is even a B&B trout farm.
Some are fancy and expensive. Some are funky and low cost.
All are unique. There are few chains of B&Bs. The only
unifying theme is that some sort of food service at
breakfast time is provided as part of the price and the
emphasis is on personalized service and hospitality.
There are several distinct subcategories of B&Bs. Although
they are only approximate, the following should give some
guidance:
A boarding house or bed and board is not a B&B. The people
staying in a boarding house do so for a long period and
consider it their permanent address. A B&B, on the other
hand, provides only temporary lodging.
A guesthouse is an entire house, cabin or possibly a
condominium for rent. More often than not, it is not a B&B
either. But it might be if breakfast is delivered each
day. In any event, there is nowhere near the same
opportunity for interaction with the hosts or other guests
as in regular B&Bs. That can be viewed as an advantage if
anonymity is desired.
A homestay establishment normally is a B&B. It is
primarily a private home where the owner rents out one to
four or five spare bedrooms. Staff seldom exceeds two
people, usually the owners. The European concept of a B&B
most often is some sort of homestay. This means baths are
shared more often than not. They are usually the least
expensive of the B&Bs.
A B&B inn is a structure devoted principally to the care
and comfort of overnight guests. The owners may not live
there. Typically, such inns have four to 25 rooms, larger
staffs and a higher percentage of rooms with private
baths. The innkeepers run the establishment as a
full-fledged business, not as a part-time activity, which
tends to make operations somewhat more professional. As a
result, credit-card acceptance, late check-in and other
hotel-oriented conveniences are more prevalent.
A country inn is much like a B&B inn. In fact, the words
are often used interchangeably. Usually the difference, if
any, is that most country inns are located in rural areas
with fewer places to eat nearby. Therefore, they usually
offer lunch or dinner---or both ---for the convenience of
guests. The advantage is that guests do not have to travel
far for non-breakfast meals. Many country inns evolved
from buildings which originally were solely restaurants or
cafes that had a few unused rooms on the floors above.
Boutique B&B may be developing as a new term. This
occasionally refers to a B&B inn or country inn so
superior in attractions, accouterments and amenities as to
deserve a category of its own. This is a highly subjective
evaluation and is a matter of taste more than standards.
Lodges are often country inns located in a wilderness
area. Not everything named a lodge is a B&B. If breakfast
is not included in the room price, it cannot be a B&B.
Dude ranches are not usually thought of as B&Bs, even
though meals are included.
Resorts are not usually included as B&Bs either since they
tend to be quite large and provide many activities.
Historic hotels are hill-service B&Bs with some or all of
such extras as bars, restaurants, shops, room service,
bellhops, concierges, valets, etc. Obviously, not all
historic hotels are B&Bs, especially if they charge for
breakfast. Some have elected to be viewed as B&Bs for one
reason or another and include at least a continental
breakfast in the price of the room.
Hostels are not B&Bs even if breakfast is included. They
serve an entirely different purpose, basically
dormitory-style living with only the bare essentials.
These are excellent for traveling students or those on a
shoestring budget.
Ordinary hotels/motels are definitely not B&Bs even if
they try to use the phrase bed and breakfast in their ads
or signboards. The definition may be broad, but it is not
that broad.
Each category has its own advantages and disadvantages,
its own charms. A particular B&B may even overlap into two
or more categories. There is no best category.
The important thing to remember is to ask questions. In
addition to asking price, always ask about the size of the
rooms, types of beds available, whether the bath adjoins
the room or is down the hall, whether a full or
continental breakfast is served and inquire about the
rules of the house. Most B&Bs prohibit smoking, for
example. If a smoking room is important, specify that as a
request. Check to see if pets and children are permitted
and if telephones and televisions are available in the
rooms if that is important to you.
APPENDIX D
Determining Personal Goals
Personal Goals 1st Year 5th Year 10th Year
Annual income (total
family income; other
sources included):
Type of home:
Size of home:
Location of Home:
Travel:
Professional
Development:
Hobbies:
Membership in
organizations:
Community
activities:
Luxuries:
Status and
prestige:
Professional
time:
Leisure
time:
Family time:
Lifestyle:
Retirement:
Health
Insurance:
(Add other
personal goals
you would like
to achieve.)
Family goals:
Goals for family
responsibility:
Goals concerning
friends and
neighbors:
APPENDIX E
Housing and Family Responsibilities Associated with Owning
a Bed & Breakfast Business
Directions: For each of the following types of activities,
please indicate how the responsibilities are divided in
your home and how satisfied you are with the arrangement.
Be sure that the total percentage adds up to 100% from
left to right in the columns. If an item is not
applicable to you, circle N/A.
(Vis. E)
APPENDIX F
A Sample Bed and Breakfast Concept
The Scottish Lion B&B
Experience the charm of Bonnie Scotland....and a
personalized B&B experience.
Our Scottish Lion Bed and Breakfast is located on State
Route 36, one-quarter mile east of its junction with State
Route 45 North. As hosts, we (Susan and Norman Scott)
offer warm hospitality and friendship. Our hobbies include
European history, historic preservation, and chess. Guests
will find the quiet, cozy, and romantic atmosphere
reminiscent of a Scottish country inn, and will be treated
as Very Important People. Every guest is considered a Bed
and Breakfast investigative reporter. We constantly strive
to discover what guests need or want to make their visits
unforgettable.
The common room is the perfect place for guests to relax
and get to know each other. When you enter this spacious,
sunny area, you will notice the fireplace, parquet floors,
and stained glass windows. A library of great books
encompasses one entire wall and comfortable seating makes
reading, playing chess, watching television, or conversing
a pleasant pastime.
Our guest rooms are warm and inviting. The colors and
furnishings for the rooms were chosen to delight the eye
and make the customer's stay a warm and memorable one.
Guests can control their environment with individual
adjustments for heating, cooling, and ventilation.
Peace and tranquility will greet our guests in the soft
blue and cream-colored "Lady of the Lake Room," inspired
by the Sir Walter Scott poem; the price is $70 for this
double occupancy room with private bath. Guests wake to
the freshness of spring reflected in the sun-filled,
romantic "Brigadoon Room", inspired by the musical; the
price is $70 for this double occupancy room with private
bath. "Robert the Bruce Room" features a photograph of a
bronze statue of Bruce, Stirling Castle, and pictures of
the great victory at Bannockburn; $70 and private bath.
The "Flag Room" displays the colorful Rampant Lion and St.
Andrews Cross; $70 and private bath. The "Bonnie Prince
Charlie Room" has pictures, books, and highlights of his
life; $70 and private bath. A large bay window is featured
in the bold "Scottish Tartan Room;" the price is $70 for
this double occupancy room with shared bath. The "Robert
Burns Room" features pictures, books, and articles about
this famous Scot; the price is $60 with shared bath.
A wicker basket of fresh fruit in the room sets the mood
for the visit. Bed turn-down service is provided, with
homemade mints left on the pillow. A morning coffee and
tea tray will be left at the door.
Breakfast is served between 7:00 and 9:00 a.m. on the
enclosed patio overlooking the peaceful woodlands. On
bleak or cold days breakfast will be served beside a
crackling fire in the common room. A glorious Traditional
Scottish B&B breakfast is served, in keeping with the
guidelines of the State Board of Health Regulation. It
consists of orange juice, kippers, oatmeal or corn flakes,
eggs, toast and scones, orange marmalade, bacon, grilled
sliced tomatoes, fried potatoes, and cheese. Guests may
linger over cups of fresh-brewed tea or coffee. They will
have a choice of five types of tea and five types of
coffee beans.
Guests will enjoy strolling through the 50 acres of
woodland, or hiking and bicycling along country roads. Our
screened gazebo is a perfect place to spend summer
evenings, and in the winter, our area is well known for
cross-country skiing.
Play our par ten, three-hole golf course with a mashie and
a putter. Watch our border collies in the evening take a
flock of sheep and ducks through a highland games type
obstacle course.
We suggest that our guests explore the nearby Indian
mounds, visit the cheese-making factory and winery, attend
outdoor plays, and take the nature walk in the state
forest. Local golfing, tennis, fishing, swimming, and a
courtesy membership to a health club are also available.
Shops and an antique mall are nearby. We will make your
reservation at restaurants in the area. We are also
pleased to offer 24-hour answering and fax service.
Evaluate the Concept
1. State in a sentence or two the experience that you are
selling.
2. Identify the customer expectations as promised by the
hosts.
3. Do the various components of the concept fit together
and complement each other?
4. Are the parts compatible with the overall concept?
5. Is the concept compatible with the market segment or
segments identified in Step Four, "Determine and Research
Your Market" and Step Seven, "Develop a Marketing Plan?"
6. How could the concept be improved?
7. Could there be greater return for your time and money
if the home was converted into apartments, offices, or
another home business?
APPENDIX G
Types of Visitor Attractions1
Natural or environmental
Beaches Lakes and ponds
Caves Mountains
Cliffs Orchards
Climate Parks
Fall foliage Rivers and streams
Farms Scenic views
Forests Springs
Gorges Waterfalls
Gardens Wetlands
Islands Wildlife
Geologic formations
Historical
Battlefields Historic buildings
Burial grounds Historical Markers
Burial Grounds Mansions
Museums Forts
Birthplaces of famous people
Cultural
Archaeological sites Festivals
Art galleries Folklore
Arts and crafts Churches
Indian Culture Libraries
Concerts Theater
Distinctive architecture
Unique lifestyles
Ethnic celebrations
Universities or colleges
--------------------------
(1) Planning for Tourism, University of Vermont Extension
Service, p. 19.
Recreational
Boating Ice Skating
Camping Mountain Climbing
Canoeing Skiing
Dancing Snowmobiling
Fishing Soaring
Golf courses Spectator Sports
Swimming Hiking
Hang gliding (e.g., tournaments)
Tennis courts Hunting
Horseback riding Windsurfing
Appendix H
Marketing Worksheet
1. Determine and briefly state exactly what you are
selling.
2. List the tourist attractions in your area. Note for
each attraction the time of year that people generally
come, the number of people that visit, the number of
nights that guests might stay, and methods that you will
use to attract people to your B&B. Also note the location,
if possible.
EXAMPLE: Estimated Room Nights from Attractions
(Vis. H)
3. a) List the advantages of staying at your B&B. What do
you have that no one else in your area offers?
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
b) List the disadvantages of staying at your B&B. Then
determine how they might be eliminated or reduced.
DISADVANTAGE HOW TO ELIMINATE/REDUCE
1.
2.
3.
4.
5.
6.
7.
8.
9
10.
c) based on the advantages you listed in 3a, state briefly
the major benefits of your B&B that would be highlighted
in your promotional material:
4. List business and community leaders that have contact
with potential area visitors, and hotels and motels that
may have overflow to refer to you. Prepare a plan to meet
these people and to provide them with promotional material
in order to obtain referrals from them. You will probably
meet with varied levels of interest. Several good contacts
may be necessary for positive results. Estimate the number
of room nights to be gained as a result of each contact.
EXAMPLE: Estimated Room Nights from Business and Community
Leaders
Contacts Promotional Potential
Method Room Nights
Overflow Personal Contact - 50
from Motels Brochure
Restaurants Personal Contact - 50
Brochure
Funeral Personal Contact - 20
Directors Brochure
Weddings Newspaper follow-up - 20
Mail/Telephone
Family Newspaper follow-up - 20
Reunions Mail/Telephone
Chamber of Membership - Co-op 10
Commerce Mailings-Referrals
Hoosier Personal Contact - 15
Manufacturing Brochure
Real Estate Personal Contact - 15
Salespeople Brochure
Antique Shops Personal Contact - 60
Brochure
Antique News Ads
XYZ Printers Purchasing/Sales Mgr. 40
HI Seed Co. Purchasing/Sales Mgr. 70
______
TOTAL 370
5. Based on the information you have provided thus far,
estimate the total number of room nights for each type of
group by month (for example. business people, families,
sports enthusiasts, seniors, etc.)
EXAMPLE: Estimated Room Nights by Month
MONTH GROUP
Jan.
Feb.
Mar.
Apr.
May
Jun.
Jul.
Aug.
Sep.
Oct.
Nov.
Dec.
Developing a Bed and Breakfast Business Plan Part 1
Source: Publishing State: Illinois
ID: NCR273
Authors: Buchanan, Robert; Espeseth, Robert
Year: 1991
Programs and activities of the Cooperative Extension
Service are available to all potential clientele without
regard to race, color, sex, national origin, or handicap.
In cooperation with NCR Educational Materials Project.
Issued in furtherance of Cooperative Extension work, Acts
of May 8 and June 30, 1914, in cooperation with the U.S.
Department of Agriculture. DONALD L. UCHTMANN, Director,
Cooperative Extension Service, University of Illinois at
Urbana-Champaign.
The Cooperative Extension Service provides equal
opportunities in programs and employment.
Published in part by the Illinois-Indiana Sea Grant
Program with funding from the National Oceanic and
Atmospheric Administration, U.S. Department of Commerce.
This work is a result of research sponsored by NOAA,
National Sea Grant College Program, Department of
Commerce, under Grant NA 89AA-D-SGO58. The U.S.
Government is authorized to produce and distribute
reprints for governmental purposes notwithstanding any
copyright notation that may appear hereon.
This publication resulted from the activities of the Great
Lakes Sea Grant Network, which is comprised of
university-based programs in Illinois-Indiana, Michigan,
Minnesota. New York, Ohio, and Wisconsin.
Editor: Stephanie Hearn
Designer: Krista Sunderland
Developing a Bed and Breakfast Business Plan
Robert D. Buchanan
Extension Specialist, Restaurant,
Hotel and Institutional Management
Purdue University
Robert D. Espeseth
Coordinator, Illinois-Indiana Sea Grant
Program Recreation Specialist,
University of Illinois Cooperative
Extension Service
North Central Regional Extension Publications are subject
to peer review and prepared as a part of the Cooperative
Extension activities of the 13 land-grant universities of
the 12 North Central States, in cooperation with the
Extension Service - U.S. Department of Agriculture,
Washington, D.C. The following states cooperated in making
this publication available.
* University of Illinois
Ag. Publication Office
69 Mumford Hall
1301 W. Gregory Drive
Urbana, IL 61801
217-333-2007
Purdue University
Publication Mailing Room
301 S. Second Street
W. Lafayette, IN 47905
317-494-6795
Iowa State University
Publications Distribution
112 Printing & Publishing Bldg.
Ames, IA 50011
515-294-5247
University of Nebraska
Dept. of Ag. Communications
Lincoln, NE 68583-0918
402-472-3023
North Dakota State University
Dept. of Ag. Communications
Box 5655, Morrill Hall
Fargo, ND 58105
701-237-7881
Michigan State University
Bulletin Office
10B Ag. Hall
East Lansing, MI 48824
517-355-0240
The Ohio State University
Rm. 14 Publications Office
2120 Fyffe Road
Columbus, OH 43210
614-292-1607
South Dakota State University
Ag. Comm. Center, Box 2231
Brookings, SD 57007
605-688-5628
University of Wisconsin
Rm. 245, Ag. Bulletin
30 N. Murray St.
Madison, WI 53715
608-262-3346
For copies of this and other North Central
Regional Extension Publications, write to:
Publications Office, Cooperative Extension
Service, in care of the University listed above
for your state. If they do not have copies or
if your state is not listed above, contact the
publishing state as specified.
* Publishing State
IL-IN-SG-E-91-6
5M April 1991
This information is for educational purposes only. References
to commercial products or trade names does not imply
endorsement by MSU Extension or bias against those not
mentioned. This information becomes public property upon
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Extension. Reprinting cannot be used to endorse or advertise
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