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Saturday, February 5, 2011

Congratulations to One of Our Graduates!



Congratulations to one of our graduates of Bed and Breakfast Seminars, Janet and her husband Jimm for their recent purchase of the beautiful Inn at Riverbend in Pearis, Virgina!




After Janet graduated from our 3 night One-On-One course, Janet and Jimm started their exhaustive search in several different states, for just the right property. There were a couple of heart breaks along the way, but ultimately ended up with the perfect place.

If you are thinking of making your dreams a reality too, check out our Aspiring Innkeepers Workshop One-on-One so you are armed with the information you need to make this exciting and rewarding life change.

Congratulations to Janet and Jimm, and I'm looking forward to staying with them in the future!

Diane

Thursday, November 18, 2010

Bed and Breakfast Market Analysis for Aspiring Innkeepers


In this current challenging economic time, it's more important than ever as an aspiring innkeeper to do as much research and analysis as possible. Whether you are looking to start your own bed and breakfast or to buy an existing "turnkey" bed and breakfast, knowing what to expect. Another term for this is "Market Analysis"


A Market Analysis will help you determine the answers to these questions:
  • What trends are occurring in the bed and breakfast industry?
  • What are the strengths and weaknesses of the location?
  • Who are your key competitor(s)
  • Are the local visitor and economic trends favorable to the location?
  • What are the potential market segments available to B&Bs in the location
  • What occupancy levels and average room rates could you achieve?
Let's look at each of these individually:

INDUSTRY TRENDS
Recognizing these industry trends can help you determine if you are looking for your potential bed and breakfast in the right state/region/town. Often, it's difficult to get the numbers you need to make an educated decision. Here are some resources to go to:
BUILDING AND LOCATION
It's the same as buying any piece of property...location, location, location! I can tell you from personal experience that it will be more of a marketing challenge if your bed and breakfast is located in an area that is off the beaten track. Certainly not impossible, but definitely more of a challenge.

It is important your location be visible, accessible, and attractive to the market you are trying to attract. We wanted a romantic getaway, relaxed, comfortable and private. That suits or location. If we were located in an urban center, it would be more difficult since guests visiting urban centers typically are there to see the sites, be very active, or are visiting friends or relatives. It would make it more difficult to create "our vision" and attract our "perfect guest" in an urban setting. Seriously consider how your vision fits the location.

Analyze the Building and Area. Figure out who will be your potential guests.
  • Charm and appeal of house
  • What's the first impression when driving in
  • Condition of the building
  • Size of bedrooms and public area
  • Adjacent land uses
  • Are there any new commerical or residential developments in the works?
  • Neighborhood safety
  • Restaurants and stores nearby?
  • Parking
  • Neighbors
I can not stress this enough...CHECK OUT THE ZONING RESTRICTIONS!! There are many horror stories out there about aspiring innkeepers purchasing a property and don't find out until after the purchase that there are zoning problems. Get everything in writing from the city and county. Don't fall into the trap of having an employee tell you "oh, no problem", then further down the road you are denied your license.

LOCAL MARKET AREA
You can have a wonderful house in a nice area, but is it in a location where it will attract a significant number of overnight visitors?

Lodging establishments, which depend on tourists as part of their customer base, typically rely on local attractions to draw customers. Attractions can be both natural such as beach/ocean, canyons, state parks or tourist areas touting fine restaurants, museums, music venues, etc.

Also important is the size of the bed and breakfast you are want and what the nearby workforce is like. We are located in a rural area near the ocean and a very small local population. It's been very difficult over the years for us to find staff during our peak season. If we had a larger bed and breakfast I really don't know how we could staff it in our busy season. It's very important to asses these type of issues.

Find information from city and county sources on whether the area is on the increase or decline. How are the local store and restaurants doing?

Some Tourism Trends to Consider
  • Parks
  • Museum visitation
  • Amusement and attraction visitation
  • Casino
  • Festivals and events visitation
  • Snowmobile/ATV trails
  • Boating activity
  • Hunting/fishing activity
  • Golf course usage
  • Biking/hiking trail usage
  • Visitation to colleges or universities
  • Visitation to local hospitals

In the next blog post, I'll explore the rest of the list and try to tackle the local "competition", occupancy projections and financial projections.

Stay tuned!

Diane Emineth,
Bed and Breakfast Seminars
www.bnbseminars.com

Tuesday, September 21, 2010

Photography Tips for your Bed and Breakfast

Great advice from one of the top bed and breakfast photography companies.

Tuesday, May 25, 2010

The Facts of Life

Do you remember the theme song to that old TV show, "The Facts of Life"?

"You take the good, you take the bad,

you take them both and there you have

The Facts of Life, the Facts of Life."


I think that theme fits the life of an innkeeper perfectly!

Let's look at some of the good:
  • Meeting and interacting with some wonderful people who you can share your home and your vision with
  • Making a real connection with your guests and very often are able to see how their lives and family change over the years
  • Create and explore your culinary skills and creativity
  • Making memorable events for others
  • Provide hospitality in a world that's consumed with the hustle and bustle of life
  • Become an interior designer
  • Live in a fabulous house
  • No commute!
  • You might love to restore and/or enjoy antiques
  • Being your own boss
  • Provide a sanctuary for couples to get away and reconnect
  • Build a business you can sell at a profit when you're ready to retire
  • You love to garden
  • Networking with other innkeepers
Ok, now for some of the bad:
  • Laundry
  • Dishes
  • Cleaning, cleaning, cleaning
  • Spending time doing tasks that you may not enjoy, but are necessary for a successful b&b
  • Hurry up and wait. Much of your day is spent hurrying to clean, then waiting for the arrivals.
  • Tied to the business. It's difficult to get away
  • Privacy can sometimes be a challenge. Sometimes you just want to run around in your grubbies!
  • Putting heads in beds. Keeping up with trends on how to keep guests coming through your doors
  • Sometimes having to put personal plans on hold because unless you're rich, business comes first

Well, there you have it. The facts of life. If this all sounds good to you, then you might be ready for a life of being an innkeeper! If you're an aspiring innkeeper, keep following us and feel free to e-mail or post questions. We're here to help you make your dream of buying or creating a bed and breakfast a reality.

Sunday, May 16, 2010

Twenty-Step Checklist to Guest Comfort - Part Two



by Sandy Soule, BedandBreakfast.com

PART TWO (of a two-part series)

At a recent gathering of new friends, the usual conversation began with questions such as “what do you do?” As usual, when I described my job, heads turn. Often, people exclaim “what a great job” and enthuse about how they love to stay at B&Bs when they travel. But not always. The other day, the comments were different: “We live in a destination town with a ton of B&Bs. Friends came to visit, and we had a houseful, so we put them up in a nearby B&B. They didn’t like it a bit, and were disappointed by the sagging bed, disappointing breakfast, and so on. Another guest chimed in: “Our last B&B stay was not pleasant. Our room didn’t have a single comfortable chair to sit in, the lighting was terrible, and there was so much clutter that it was impossible to find a spot for our own things.”

How does your B&B measure up? Here’s the last of our 20-step checklist to guest comfort to help you with a self-assessment!

11. Run your inn to suit your guests—not the other way around. Your policies should reflect the needs of guests before those of innkeepers (i.e. breakfast menus and serving times, check-in times, cancellation policies, and so on). Hair dryers, for example, are now standard equipment in most motels/hotels, so travelers are less likely to pack one. The guest-friendly approach is to place one in each guest bathroom; the guest who steps dripping from the shower before breakfast is not likely to track down the innkeeper to ask to borrow one. Consider the pros and cons of accepting young children and pets, perhaps in a separate suite or cottage. A rigid 9 o’clock breakfast will make it difficult for business travelers to stay at your inn. An inflexible cancellation policy may preserve one night’s income but will lose you far more in bad feelings. Evaluate carefully your guests’ needs for access to telephones, televisions, and clock-radios. Romantic getaway inns may chose not to offer telephones in the rooms, but the discreet placement of a phone jack can make this option available to guests who request it. At the very least, a cordless phone adjacent to the guest rooms makes it easy for guests to have a private conversation in their own room, instead of chatting in the living room for all to hear. A separate phone line, dedicated to guest use, is essential.

12. Value-price your inn. Some B&Bs are overpriced at $75 a night, while others are a great value at $350. It all depends on what your offer and where you’re located. Guests will be most comfortable when they feel that they are getting good value for their money.

13. Make sure that private matters are kept private. Religion, politics, and sexual preference are private matters. Religious pamphlets are not appropriate bedside reading; inquiries into the marital status of your guests are inappropriate. In most cases, artwork with a strong religious overtone is not the best choice of décor; leave a welcome letter waiting on the bed, not a bible open to the psalms.

14. Keep your marketing and informational materials complete, concise, up-to-date, and accurate. Website information, brochures, confirmation letters, and in-room welcome letters and folders should not confuse guests with outdated information and/or rates. Don’t advise people to turn left at the Mobil Station if it’s become an Exxon! Not everyone can read a map; be sure to give directions in written form as well. Follow your own directions from the Interstate to your inn, and see if they are really clear. Remember that a welcome letter is not a list of rules, but is an ideal way to remind guests of everything you try to mention in your arrival orientation.

15. Let hospitality be your hallmark. Make sure that your guests know -— from their very first phone call or email, to checkout time — that your primary goal is for them to enjoy their stay at your inn. Guests greeted with genuine warmth and hospitality are much more likely to overlook the problems which occasionally arise, and to express their needs constructively, rather than complain when it’s too late.

16. Learn from your guests. Whenever possible, change your inn, rather than stressing yourself out trying to change your guests’ behavior. If guests consistently fail to use your coasters, leaving white rings on tabletops, have a piece of glass cut to fit over the wood, and the problem is solved. If you find guests rearranging the furniture, figure out why. Are they trying to provide a reading lamp next to a comfortable chair? Are they dragging a chair to their bedside because there’s no table? If they are borrowing glasses from your kitchen, and leaving dinner leftovers in your refrigerator, they are telling you with their actions that you need to have a guest pantry and refrigerator.

17. Minimizing complaints. Ask guests sincerely if there is anything you can do to make their stay more comfortable, then really listen to the response. Ask a second time if you suspect they are merely being polite. Use an in-room comment card (a separate sheet of paper from the room diary) to solicit additional feedback – not everyone will tell you to your face if there’s a problem.

18. Resolving complaints. When problems arise, focus on the guests’ point of view. How would you resolve the problem if you were a guest? Target immediate solutions. No defensive finger pointing. This is not about right and wrong. Your only goal is to transform unhappy guests into happy guests. Smile! Everything goes better when your sense of humor is intact. Learn from the complaint, and take active steps to keep it from re-occurring. When you experience the occasional bad apple, don’t let it spoil the barrel — just toss it away and forget about it.

19. Don’t forget the concierge factor. Guests return to inns because of the innkeepers. The growing awareness that you’ve done everything possible to ensure their comfort will bring them back time and again. Your helpfulness with dinner reservations, suggesting driving routes and hiking trips, auction houses and antique stores, back-country fishing and kayaking adventures will ensure that they share the good news about your inn with their friends. Remember that no minimum wage motel desk clerk can offer this level of service, knowledge, and convenience, so be sure that your guests know what you can do for them.

20. Your in-room materials should repeat and enhance the information in your orientation tour. Many innkeepers take great pride in their welcome-to-the inn speech, where they detail all the information about the inn’s amenities, rules, and special features. Unfortunately, many guests don’t hear, don’t listen, or don’t remember. Don’t just say that there are extra blankets and pillows in the closet; open the door and point them out. Don’t just say that breakfast is served in the dining room at 8:30; include this information in your room folder or welcome letter as well.

Wednesday, May 12, 2010

Twenty-Step Checklist to Guest Comfort

I am a big fan of Sandy Soule. Sandy first started writing about B&Bs in the early 80s and has played a key role in helping the travel industry accept Bed and Breakfasts as a mainstream travel/lodging alternative.

I thought I would share this article with you. Whether you are an aspiring innkeeper or already have your inn, the following information is extremely valuable.

Sandy Soule, BedandBreakfast.com

PART ONE (of a two-part series)

At a recent gathering of new friends, the usual conversation began with questions such as “what do you do?” As usual, when I described my job, heads turn. Often, people exclaim “what a great job” and enthuse about how they love to stay at B&Bs when they travel. But not always. The other day, the comments were different: “We live in a destination town with a ton of B&Bs. Friends came to visit, and we had a houseful, so we put them up in a nearby B&B. They didn’t like it a bit, and were disappointed by the sagging bed, disappointing breakfast, and so on. Another guest chimed in: “Our last B&B stay was not pleasant. Our room didn’t have a single comfortable chair to sit it, the lighting was terrible, and there was so much clutter than it was impossible to find a spot for our own things.”

How does your B&B measure up? Here’s our 20-step checklist to guest comfort to help you with a self-assessment!

1. Check into your own guest rooms. Innkeepers have been told for years to sleep in their own guest rooms. It’s good advice as far as it goes—but it doesn’t go far enough. Try to experience your guest rooms the way your guests do, by packing (and unpacking) two suitcases, putting away toiletries for two, showering, shaving, putting on makeup, and so on. If at all possible, you and your spouse/partner/friend should experience your guest rooms together, since typically two guests occupy a room at the same time—you’ll get a better feeling for how the room lives. You’ll quickly realize the need for good lighting on both sides of the bed; for nightstands on which you can set reading glasses, water, tissues, a book, and more; a bathroom with good mirrors, lighting, and open shelf space; and closet, bureau, and open space for your clothes and other personal items. If you want to attract business travelers, try to use a laptop and telephone to check on your inn’s business.

2. Stay at other B&Bs. As they say, when you have your own business, you can do anything you want but leave. Nonetheless, staying at other B&Bs is an essential part of your ongoing market research. Some innkeepers do this before getting into the business; others have never stayed at a B&B before opening one. Either way, you can’t be a good innkeeper until you’ve been a guest. By overnighting at other inns, you’ll get new ideas, and will learn what works and what doesn’t work at other properties. Whether you chose to reveal that you are yourself an innkeeper is an individual choice; we suggest trying it both ways. The key point is too see what it feels like to be a guest, so that you’ll be equipped to empathize with their needs, concerns, desires, and misapprehensions. Stay in some B&Bs in your area, as well as those in competitive destinations.

3. Stay at other lodging properties, including boutique hotels and motel chains. Years ago, conventional wisdom dictated that motels were no competition for B&Bs. No longer. Standards have risen tremendously at the average motel/hotel property, although rates remain extremely competitive. Between $64-99 a night gets you a clean comfortable room with a good bed, TV and telephone, inoffensive furnishings, average-size bathroom, so-so linens and towels, a simple but adequate breakfast, sometimes afternoon tea and cookies, usually an exercise room and swimming pool. Though not memorable, the experience is rarely objectionable, and the price is right.

4. First impressions count. Although there will always be factors that are beyond your control, like weather and traffic, build up a reservoir of good will in your advance communications with guests. Answer emails promptly with a complete signature. Respond to phone messages in a timely fashion. Go the extra mile when taking a reservation by offering to assist with dinner reservations and/or theater or concert tickets.

5. Don’t forget about the outside of your B&B. Is your parking area well marked and well lit? Is there a well-lit and smooth path between the parking area and your inn? Are the grounds well-tended, with lots of flowers in season? Are the windows clean, with enough lights lit to make it look welcoming?

6. What about the second “B” in Bed & Breakfast? It’s the rare innkeeper who eats his or her own breakfast. “We ate that way the first year we owned the inn, and gained 20 pounds!” is the usual explanation. Perhaps weekend guests enjoy a splurge meal, but your midweek guests are probably just as concerned with their health as you are with yours. Many recipes can be made lower in fat and calories while higher in fiber with no increase in effort and cost, and no decrease in flavor. Offering choices for personal taste and preference is as easy as putting the fruit or pancake syrup, in a separate pitcher rather than pouring it all over the waffles in advance. Keeping multi-grain, low-fat breads and muffins in the freezer to heat up on request is easy to do, as is offering apple or tomato juice to the folks who don’t care for OJ. Fresh or baked fruits are essential, and yogurt keeps for along time in the refrigerator. Most importantly, breakfast should feel like a special experience; you can bolt down a bowl of cold cereal at home. Flexibility in serving time, type of food, and serving style should reflect sensitivity to guests’ needs which vary tremendously from the midweek corporate traveler to the weekend honeymooners to a vacationing couple who enjoy breakfast conversation with the other guests.

7. Afternoon/evening refreshments: Do you welcome guests with hot/cold seasonally appropriate refreshments? Are those refreshments available at all hours, for the early riser looking for a cup of coffee, to the guest who likes a steaming mug of herbal tea at bedtime? Do guests have a place to chill a bottle of their own wine or store a chunk of cheese? If your rates are on the high side, do you include these extras in the rates, or do you make the guests feel like they are being “nickel and dimed” to death by requests for 50 cents per soda?

8. Death to clutter! A guest room is not a stage set; it needs to “live” as good as it “looks.” Many innkeepers want their guest rooms to look perfect when they show them to guests, and often, to the innkeepers’ eyes, an empty table or dresser top looks bare without a figurine here, or a china bowl there. Concerned about the time and expense required for fresh flowers and plants, artificial ones sprout on walls, canopy beds, and other horizontal and vertical surfaces quicker than kudzu grows in the South. Be merciless! Keep horizontal surfaces clear of anything but essentials (lamps, radio, telephone, etc.). Walls and windows are enhanced by lovely fabrics, paintings, and wallpapers—as long as it’s done with a light touch. If you must use artificial flowers as a decorative element, keep them dust-free, and replace them frequently.

9. Test-drive your beds. Unless you provide turndown service (and make the extra pillows disappear), place four usable pillows (in pillow cases) on each bed, and forget the mounds of decorative pillows. Don’t expect guests to know that you’re not supposed to sleep on pillows with shams on them. Make sure (by sleeping in them with your significant other) that your beds don’t sag or squeak. Even with top quality bedding, queen-size beds will often sag without extra supports. Wood-frame beds need to have their bolts tightened frequently, or they become annoyingly noisy.

10. Make sure your inn has at least one TV. Even if you’ve decided in favor of a no-TV policy in both the guest rooms and common areas, have a TV available for major events and emergencies. Whether it’s the World Series or the World Cup, a hurricane or a blizzard, or an imminent announcement of war, there are times when guests’ need to watch TV is more important than your vision for the inn.

PART TWO will appear in the Spring issue of B&B and Country Inn MarketPlace Magazine providing the final 10 CHECKLIST STEPS to Guest Comfort.

Sandy Soule published America’s first B&B guidebooks in 1982. She’s gone on to write her own guidebook series, inaugurate the Internet’s fist inn directory, and establish her own website. At BedandBreakfast.com, Sandy writes the BedandBreakfast.com Report, a free e-zine for inngoers, and the Innkeeper News, a monthly email newsletter for member innkeepers.

Sunday, May 9, 2010

Aspiring Innkeepers Tell It Like It Is

The Good Life: Foothills couple embrace innkeeping after all

Published: Sunday, May. 9, 2010 - 12:00 am | Page 1I

In 1986, Mark and Gayle Hamlin bought a barn. It was old. They were young. It was empty and surrounded by, actually, not much. They were full of energy and, actually, saw potential everywhere.

From such matches come great things. Such matches produce plenty of disasters, too, but in this case, score one for youthful energy, innocent optimism and a ton, I mean a ton, of work.

So where there once was that brown, beaten building sitting among rocks, there is now a lush, picturesque inn surrounded by trees, filled with light and with graceful rooms, and sitting on 10 acres with gardens, flowers, a pretty pond and quirky, amusing art.

The Hamlins opened Eden Vale Inn near Coloma a year ago. It's already one of the premier inns of the foothills and a postcard for what a modern country bed-and-breakfast can be.

What it took to build the place, open the inn and run the B&B amounts to a model of a different sort: It shows how much time, sweat and planning goes into that happy little notion of the tranquil, romantic innkeeper life.

"We had a couple from Reno who stayed here a few months ago," Mark said. "They took a blanket with them and sat on a bench by the pond for hours. It was great to see them relax like that. I was also thinking, 'I wish I had time to do that.' "

So the romance and, even more, the tranquility are for the guests. Actually running an inn? Not for wimps.

You won't hear that complaint in any way from either Hamlin. If you get Mark started on it, he can get almost starry-eyed.

"This is the best job I've ever had," he said, and this from a man who's had a few. "Everything else I've ever done has been about dollars and cents. This is about heart."

And about hospitality and gardens and patios and bonfires and art and food and conversation and wine tasting and people and congeniality.

It's also about carpentry and plumbing and design and marketing and people skills and zoning and permits and laundry and cooking and cleaning and always being cheerful and always just being there.

"It's a great life, but it's busy, and it's not really for a young person," Mark says. "You need a lot of skills, and you have to be committed to a place."

Before we get too far, you should know more about Eden Vale Inn, because then you'll know that even as short-time innkeepers, the Hamlins are pretty good at this.

The inn feels more like a resort than a bed-and-breakfast, except for the immediate casual, congenial air that sometimes starts with greetings from Pepper, the gentle black dog, or Bushwhack, the can't-get-enough- petting cat.

From the outside, the rich, earthy reds and browns and the greenery make it hard to imagine that this was once a barn. Inside, the vaulted ceilings, natural colors and thick beams show what were the bones of the 1918-vintage barn. It's airy and open in there, with windows looking out over gardens and decks and hills.

This is not a place for gingham and doilies. "Country elegance" is a better description, but that downplays the easy comfort, the understated gracefulness and the playful character woven through the rooms, architecture and grounds. The art's a bit Asian, a bit African and, in some cases, clearly Californian (like the shovel heads on a fence above the pond).

The grass and gardens are lush without being manicured. There's a swing looking out to a distant hill, statues hidden in corners, decks and patios with shade, and what they call Big Dipper Pond for its stargazing potential.

The notion of transformation applies as much to the Hamlins as to their building. Mark has degrees in applied behavioral science and forestry, and worked as, among other things, a finance guy, a tech guy and a small- business guy. Gayle, who has a master's in public administration, was a scientist, ran the Fat City Cafe in Stockton and is now the chief administrative officer of El Dorado County.

They don't right off sound like a couple looking for serenity in the foothills, or like the homespun characters you expect to be running inns. On the other hand, from their disarming personalities to his carpentry and her gardening, they bring the real skills this job needs, not to mention some long-range vision. You see proof of that vision from the deck outside the sunny breakfast room.

Straight out, on the outer rim of the garden, there's a 30-foot-tall Italian stone pine. "That was our first Christmas tree," Mark said.

When the Hamlins bought the barn in 1986, they were newlyweds. They wanted to live in the country, to be connected to a place, to put their souls into their property. An empty barn with natural springs on its land seemed like a good start.

This wasn't about opening an inn, it was about a place to live. They were both professionals, and for the first five years, they spent most weekends and vacations getting up early, cleaning up late and turning the barn into a open, amiable building and the grounds into a cheerful wonderland.

Fast-forward 21 years, through continued weekend work and a couple of career changes. Friends and family kept telling them they could rent out rooms. After years, the drumbeat began to resonate. In 2006, they started thinking, you know, maybe we should.

But it was a "So You Want To Be an Innkeeper" seminar in January 2007, put on by the California Association of Bed & Breakfast Inns, that really got them jazzed.

"Everyone was so personable and friendly and loved what they did," Mark said. "It was infectious. Of course, the ones who failed or are struggling don't go to those things."

And they were off down a new road. Saner friends asked if maybe they should rethink the workload. Gayle explained that's not part of their makeup. As a couple, she said, they're just equipped with an accelerator and no brake.

So they were off learning new skills and info. The B&B association offers help with everything from accounting to meal planning to speed cleaning (hint: pick everything up just once). But that was just warm-up.

The Hamlins went to a pack of agencies, including the county Gayle works for – that didn't speed up anything – to get use permits and zoning changes, find water requirements. They went through building, environmental, transportation and fire permits. They put in a sprinkler system, 180,000 gallons of water storage and fire alarms. They made the building handicap-accessible, built an outdoor pizza oven and hired a biologist so their pond would be a functioning ecosystem and not just a giant mud puddle.

They went back to doing more work on the place they'd been building for two decades.

Meanwhile, they took wine classes, planned for the food and hired Bill Bullard, a consultant and former owner of the Inn at Occidental. He told them two key things: They have 24 to 48 hours to get their guests to relax, so make everything easy. And even more simply: "You're selling romance," he said.

With the building and the grounds, the romance part was not hard. As for making every little thing easy for guests, Mark and Gayle went on a tour of B&Bs in Napa, taking note of all the details they didn't like.

"That," said Mark, "was one of best ideas we had."

They found themselves looking for light switches, trying to figure out how to work heaters, stumped for suitcase storage or bathroom counter space. Sometimes in the morning, it was hard to find anyone for travel advice.

None of that is a problem at Eden Vale. They designed with Bullard's advice and their experience in mind. They hired Kirsten Prince as their morning innkeeper, although Mark is often around. The B&B association and others in the business say it usually takes six to eight rooms to generate enough revenue for the owners to afford help, but Mark said, "We figured we needed to make guests happy now, or we'd never be able to afford eight rooms."

They opened in May 2009 with two rooms and now have five. They'll expand to seven by midsummer and eventually plan to build four more in another building. They're covering costs and paying down their loans, but they'll be at that a while.

So there – see how easy it is to run an inn? The beauty of every good B&B is you can't tell that any of that time, sweat or planning is going on. Guests at a place like Eden Vale get to plop on a bench by the pond for hours and get absorbed by the landscape or the quiet. Mark's advice to guests is pay no attention to the innkeepers running around madly behind the curtain. You're paying for that time on the bench.

And Mark's advice if you want to run an inn?

"Don't build it," he said. "Buy one."

EDEN VALE INN

What: A bed-and-breakfast owned by Mark and Gayle Hamlin

Where: 1780 Springvale Road, Placerville. One way to get there: Take Highway 50 east to the Ponderosa Road exit and go left over the freeway. Turn right at North Shingle Spring Road, which becomes Lotus Road. Turn left on Springvale Road.

Information: (530) 621-0901 or www.edenvaleinn.com

© Copyright The Sacramento Bee. All rights reserved.


Read more: http://www.sacbee.com/2010/05/09/2733427/the-good-life-foothills-couple.html#ixzz0nS3rNOV3