I am writing from the PAII Conference in Charleston, SC.  What a great start yesterday even though the weather is very cold and icy here.  I taught the Aspiring Innkeepers about being a Regulatory Detective.  When it comes to planning how, when and where to begin with starting the dream of becoming an Aspiring Innkeeper.  It's a pleasure to meet with new Aspiring Innkeepers and help them navigate the path to success. 

I was an aspiring innkeeper once myself with the creation of The Quilter's Inn Bed and Breakfast  and also The Footed Tub Bed and Breakfast in Wauchula, Florida 11 years ago.  I am still a happy Innkeeper and think the hospitality industry is one of the best to be in.

The State of Florida defines a Bed and Breakfast as a family home structure with no more than 15 sleeping rooms that provides accommodation and meal service generally offered by a bed and breakfast.

I'm currently working with someone to help establish a new restaurant.  As in many ventures, there are so many decisions to make simultaneously in order for all to fall into place in a timely fashion.  The most important factor in the beginning is to have a clear vision of what you want.  What do you have in mind and how do you want it to work.  There are so many people in your life, friends, family, associates, etc. who want to tell you how to do things when these well meaning people have no idea of the logistics of what you are trying to accomplish, nor do they know how the local and state zoning, health, fire safety regulations, licensing requirements entail. 

My advice is to keep in mind your vision, and don't be afraid to be creative or different in what you would like to present to the public.  Whether you are creating a Bed and Breakfast with a kitchen, or one with a restaurant, or even just a restaurant.  Use your imagination and keep the "wow factor" in mind.

Good Luck

Recently I received a telephone call regarding the ADA requirements for a Bed and Breakfast with less than 5 guest rooms where the owner lives on the premises.  The Federal ADA Laws specifically states that this type of establishment is not required to have a Handicapped accessible guest room.

Now, this is where the confusion lies.  In most counties, this law means that you do not have to have a handicap parking space.  When you operate a Bed and Breakfast, the State requires you to have an individual parking space for each guest room, plus one more.  If you are not required to have a Handicap Room, why would they require you to have a handicap parking space?  Most counties realize this, but others still require the handicap parking space, which creates confusion from place to place and also requires additional expense on the part of the owner. 

ADA clearly does not intend to put this additional expense on small, tiny establishments, but the local municipalities interpret this law different and therefore sometimes add this requirement where I don't think the law intended.

I’ve met many people who’ve told me about their dreams of owning a Bed & Breakfast, although the actual process of creating something new may be daunting.  It’s easy enough to buy a piece of property---perhaps too easy.  Before you purchase a new or used automobile, you can have it checked out by a mechanic to reassure yourself that it will perform and to be made aware of any potential items which might require maintenance in the near future.  But how do you evaluate the reliability and potential expenses of a Bed & Breakfast?  Even an existing B & B may require certain updates, not previously required, upon change of ownership.  Perhaps a certain special use permitted on the property by previous owners may not automatically transfer to the new.  There are countless such details where the advice of an expert Bed & Breakfast consultant can save you tens of thousands of dollars.

Sorting through the minutiae to find out what actually applies to your property is the key.  Recently, while registering with local authorities, a property owner was invited to fill out the very same zoning application form used for a high-rise building or a housing development--- an overwhelming challenge for someone merely wishing to establish a Bed & Breakfast and it was enough to discourage her from even beginning the process.

Knowing all the requirements and then negotiating with both Fire Marshall and Building Inspector can be difficult.  These officials have the authority to require fire sprinkler systems, monitored alarms, ADA compliance and the retrofitting of the property.  Nonetheless, Bed and Breakfast Inns are established all the time without expert advice--- even though, in the end, the cost proves to be considerably higher than necessary.  For example, lacking knowledge of the complexity of exceptions may prompt an owner to meet the standard of hotel requirements, even though a Bed & Breakfast is a different entity.  Such is often the case while negotiating contracts with fire sprinkler or alarm companies, who often are unaware of the difference and therefore submit bids for systems which are far more expensive that what is actually required.

In addition to obtaining permits, the Bed & Breakfast owner is sometimes required to present information to a Historic and/or Zoning Board.  Here, an expert can prove invaluable in analyzing and reviewing the process, not only starting the owner off on the right foot, but saving him/her time, energy and money.

As each venture is unique, it is important to investigate what the current preconditions are.  Just because a friend opened a Bed & Breakfast ten years ago, doesn’t mean the regulations have remained unchanged.  Sometimes a Bed and Breakfast is a new business for a town and its officials have no previous experience with the process, being uncertain of their own requirements and those of both County and State.  In all such cases, the process can be more expedient with the services of a consultant.