Important Features for Every Bed and Breakfast Inn

by Pamela Lanier

I know many of my readers at the Inn Marketplace are prospective innkeepers and it is this group I wish to address in this article about some of the most important features to look for in an inn. While I'm not qualified in any way to talk about structural integrity, zoning laws, etc. which can make or break an inn purchase, due to my 19 years of visiting inns all over the world and feedback from our readers both print and online, I am qualified to discuss the necessary features of an inn.

Distinctive Architecture Style ....................
This is very important, and the more architectural character the better. There is no doubt that many inngoers favor this type of accommodation because they wish to have the opportunity to experience first-hand living in a property with architectural significance. Otherwise known as "the grand old house syndrome." This covers many styles as long as they are somewhat appropriate for the local area.

Extensive Grounds with Beautiful Plantings ..........
It seems that, to most people, nothing visually speaks "relax" more clearly than beautiful natural surroundings. An inn with mature trees providing shade and space for a hammock underneath, gorgeous perennial gardens by the entryway, well maintained lawn, a fruit orchard; aspects of the above mentioned add inherent value to the inn in terms of attracting and keeping guests. Curb appeal alone cannot be overlooked. And if you're fortunate enough to have an inn with great curb appeal, be sure to put brochures in a covered container where passers-by may easily pick one up for future visits.

Ample Entryway .............................
An ample entryway so that there's no crowding as people arrive at the door. If an inn has a small entryway, but has a large front porch, that is adequate for this purpose.

Large Interior Public Space .....................
At least one large interior public space preferably off the entry way. The perfect setting for events at the inn such as receptions, small meetings, teas, and of course for your guests to use just to enjoy the magnificent space to read, play games, etc. Without a large central space, it can be difficult to both foster communication amongst the guests, and to monetize on all of the many potential ancillary sales at the inn.

Private Baths .................................
Guest rooms with private baths. Are private baths essential? No. Are they the one feature that really pays off? Yes! Most Americans want a private bath in-suite. And the more luxuriously appointed the better.

Large Bedrooms ...............................
Large bedrooms are also very helpful and rent for a premium. Although smaller rooms cleverly designed and decorated can be equally valuable.

Breakfast Room ...............................
A separate breakfast room decorated to the nines with china, flowers, nice linens, collections of all sorts and room to have a sideboard and a credenza on which to serve optional menu items is a great boon. This space can be less formal and more casually decorated than the main public space, thus fostering an intimate, comfortable and cheerful atmosphere in which guests may partake of their breakfast. A breakfast room situated next to the kitchen will save a lot of time in transporting the food and in clean-up and maintenance. The breakfast room can have floor and wall finishes which may be readily cleaned.

Light .......................................
Most people greatly prefer a light-filled space and one has to be careful that dark rooms don't become oppressive. If I had a choice between a light-filled room and one that was dark, I would definitely choose the light-filled room.

Parking .....................................
Few guests want to park their beloved vehicle far from the inn. An ample parking lot is ideal but, barring that, on-street parking should be readily available even on weekdays.

Good Vibes ..................................
No, really! If your gut reaction to the building is very positive, you’re probably on to something. However, if you walk through the property and start feeling uncomfortable, having qualms, or just don't feel in sync with the place, take a pass and look for another property. You are going to be spending a great deal of time at the property and therefore the most important person to please in the choice of a building is yourself.

Pamela Lanier is author of The Complete Guide to Bed & Breakfasts, Inns and Guesthouses, presently in its 18th annual edition, host of TravelGuideS.com available on over 7,000 Internet sites and portals and, with a membership of over 6,000 inns, hers is the largest organization worldwide of independent innkeepers.