The Complete Idiot's Guide to Running a Bed and Breakfast »

Park Davis is a graduate of the Culinary Institute of America and a travel counselor who left Long Island, New York, and "washed ashore" at Provincetown, Massachusetts, eight years ago. With a bit of money, the kindness of strangers, and a healthy dose of blind ambition, Park set out on a course of buying, rehabbing, and selling guesthouses. He now concentrates his efforts on his luxurious Benchmark Inn & Central in Provincetown, where he hopes to have the pleasure of welcoming you.

Susannah Craig, a Connecticut native, worked for six years in both the editorial and marketing sides of book publishing. She currently is a full-time freelance writer and researcher whose other book projects include The Complete Idiot's Guide to Being a Smart Landlord.

This book holds all the secrets to opening and running a successful inn. It gives you guidelines for choosing a profitable location and describes a day in the life of the average inn owner. You can find information about how to write up a business plan, what to include on you Web site, what "house rules" you need to set up to keep your guests and your investment safe, and how to use your own personal touch to make your inn unique.

I. HOME SWEET HOME.

1. Open, Sez Me!

The Tradition of Welcoming Strangers. Do You Have What It Takes?

This Is a Test; This Is Only a Test. Hosting 101: Improve Your Score.

Common Misconceptions. More Than Making Beds and Breakfast.

Finding Out the Real Deal Firsthand. The Best Decision You Ever Make.

2. Big Things in Small(er) Packages.

B&B vs. Inn: What's in a Name? Insights into a Booming Industry.

B&B Owners: A Growing Breed. Best Areas to Raise the Roof. Growing Pains.

The B&B Appeal.

You've Got … Personality. All the Rage. The B&B Guest.

3. What It's Really Like.

Staying Positive at the Get-Go.

Dealing with the Work-at-Home Way. Say Good-Bye to Saturday Night. Considering Family Members. What You'll Gain Besides Income.

A Day in the Life. Totally Devoted to You.

Finding Time and How Much You'll Need. Balancing Your Life.

4. The B&B of Your Dreams.

Working Up to Perfect. Your B&B-to-Be.

A Sound Structure. What Services Will You Offer?

The Absentee B&B Owner. Best Spots for B&Bs.

When Traffic Is a Good Thing. Trapping Tourists. Off the Main Road. Near an Event Center or College.

Startup Overview.

II. TAKING THE PLUNGE.

5. Knocking Down Those Walls.

Turning Your Home into a B&B.

Potential Profit-Maker or Money Pit? Don't Live in the Basement. Checking in with Officials.

Buying a House.

Make Sure Your Turnkey Isn't a Turkey. Converting a House.

Fine-Tune Your Layout. Getting to Work.

Sturdy as She Goes. Do-It-Yourself Renovations. Letting Professionals Take Over.

Saving Your Sanity During Renovation.

Ease on into Business. Not That Wall! Using Your Time Wisely. Keeping the Neighbors Happy. Work on Your Hammer-and-Nail Skills.

6. Legalities and Liabilities.

Rules of the Locals. Local Regulations.

Getting Legal. Get in the Zone. In-House Safety Check. Local Bylaws. Local Taxes.

Americans with Disabilities Act. State Policies. Getting Good Insurance.

Becoming a Good Risk. Protection from Loss. Must-Have Coverage and Then Some.

7. All About Room Rates.

Pricing Your Product.

Take a Clue from the Competition. Location, Location, Location. Rooms Have a Lot to Offer. One Lump or Two? Service Please. 'Tis the Season.

Charging for Extras. Other Income. Raising Prices. Changing Your Mind.

8. The Business Plan.

Yes, You Really Need One! Who Sees Your Business Plan? Buying an Established Business. Basic Components.

Opening Lines. Main Objective. Detailed Description. Business Management. Market Research. Marketing Plan. Financial Projections. Business Timeline.

Financial Projections: Uncut.

Determining Start-Up Costs. The Income Operating Statement. Estimating Income.

9. Setting Up Your Business and Financial Structure.

How Much Cash Will You Need? Determining Your B2B (Business to Be).

Sole Proprietorship. Saddling Up a Partner. Going Corporate.

Getting Start-Up Capital. Setting Up Money Accounts. Keeping Solid Records.

Shoe Boxes Are for Shoes. Charting Accounts. Detailing Expenses. Recording Income. Money Payments.

Taxes and More Taxes. When Buying an Established B&B.

III. GETTING THE WORD OUT.

10. Marketing 101.

Before You Write That Brochure. Research: Not Just for Grad Students. Word of Mouth: Promotion You Can't Buy. The Marketing Plan.

Put It on Paper. Working with the Locals. Seasonal Marketing.

B&B Basics.

Don't Go Without a Logo. Stationery and Biz Cards. An Eye-Catching Sign. The Brochure.

The Next Level.

Your Own Web Site. Hometown Advertising. Advertising Nationally.

11. Networking Works.

You're Not Alone!

Finding Networking Opportunities. Talking with Other B&B Owners.

Local Business Organizations.

Chamber of Commerce. Local and State Tourism Offices. Connecting with Other Small Businesses.

Joining a B&B Organization.

National Associations. Regional Clubs. Start Your Own Amalgamation!

Attending Seminars and Classes.

Getting Listed in Guidebooks.

12. Special Circumstances.

Events at Your Place.

Events to Fit Your Style. Getting People to Show Up.

Promising Promotions Elsewhere. Promotional Paper Chase. Niche Marketing. Cheap Marketing Tricks.

IV. MAKING IT YOUR OWN.

13. Getting the Most from Your B&B.

Just Say No to Decorative Ducks.

Decorating Flair. Sensing Atmosphere. Creating Theme Rooms. Small Touches Make a Big Difference.

Working with What You Have.

The Small Room. Creating Little Havens in a Big Space. Odd Common Areas.

Amenities for Every Room.

Basic Expectations. Making Each Room a Stand-Out. Working Up to Jacuzzi.

Building on Your Talents.

14. Stocking Up on Supplies.

Stocking Up on Goods.

Writing Out the “A” Lists. Pesky Perishables. Provisions You Can't Eat.

What to Buy in Bulk. Online and Catalogue Shopping. Big Equipment Must-Haves.

Laundry Facilities. In the Kitchen. Cleaning Essentials. The Great Outdoors (a.k.a. Your Lawn).

Using Your Own Resources.

15. Setting Guest Policies.

Making Policy a Priority.

Check-In and Check-Out. Office Hours. Breakfast Rules. Methods of Payment. Cancellation Policy. Late Arrival. Tipping the Staff. When Guests Phone a Few Friends.

House Rules.

The “No” Rules (Pets, Smoking, and Others). Fire Safety First. Uninvited Guests. No Curfew, or Wicked Stepmother Syndrome.

Posting House Rules. What to Do with Rule Breakers. Changing a Policy or Rule.

V. GETTING DOWN TO BUSINESS.

16. Start with a Good Breakfast.

Breakfast Types.

Continental Divine. The Full Menu. Breakfast in Bed. The Back-Up Breakfast.

Guests with Dietary Concerns. Bare Breakfast Essentials. How Much to Make. Hiring a Chef. Breakfast Is Served.

It's All in the Presentation. Sit-Down or Buffet. When Do We Eat? Creating Breakfast Areas.

Serving Other Treats.

17. One Day at a Time.

Schedule a Daily Routine. Reservation Paperwork.

Reservation Form. Booking Calendar. Using a Computer. Filing Reservations.

Taking Reservations.

Over the Phone. Via E-Mail. Handling Cancellations.

Reservation Services. Working with Travel Agents.

18. Guest Services with a Smile.

Trends in Guest Services.

Services Guests Can't Live Without. Catering to Clientele. Turndown Service. Creating a Guest Portfolio.

Concierge-at-Large.

The Concierge Personality. Making Reservations for Guests. Providing Local Info. At Beck and Call.

Offering Business Services.

19. Housekeeping Basics.

Keeping House Every Day.

Staying on Top of It. Whipping Staff Into Shape.

Getting Rooms Ready.

The Stages of Clean. Where Do I Start?

Common Areas. The Big Clean. Laundry Again? Kitchen Duty. Outdoor Upkeep.

20. Help Wanted.

Knowing When You Need Help. Hiring Reliable Employees.

Placing an Ad. The Interview.

You're Hired!

Staff Policies. Defining Roles and Duties. What to Pay. Learn Your Staff Right. Team Spirit.

Hiring Seasonal Staff. Inheriting Employees. Hiring an Inn-Sitter. Providing Perks. Handing Out Pink Slips.

VI. THE NEXT LEVEL.

21. The Business in Review.

Charting Your Success.

Success Comes in Small Packages. Getting Information before You Need It. When It Looks Good on Paper.

What to Expect after One Year. What Guests Really Think.

Getting Good Feedback. Providing Guest Response Cards.

Growth in the Years to Come.

22. Expanding the Business.

Where to Spend Your Cash. Raise Your Standards.

Offering More Services. Adding Appealing Amenities. Giving the House a Make-Over.

Entertaining the Idea of Dinner. Other Second Businesses.

23. Stay in Business!

Staying Focused.

Saving Your Strength. Keep Guests Coming Back.

The Juggling Act.

Making It through a Low Season. Stay in Business Because You Want To.

Appendixes.

Appendix A. Glossary.

Appendix B. National and Local Associations.

Appendix C. More Resources.

Index.