Category: B&B Finance & Funding

Bed and Breakfast Finance: Podcast

Posted on by Stewart Hindley

Bed and Breakfast Finance: Podcast

Our Head of Partnership Chris McDonagh recently did a Q&A Podcast with Yvonne Halling, who  is the founder of Bed and Breakfast Coach.com and the creator of B&B Money Maker  Business Transformation Program where clients typically increase their business by at least 25% in one season, while working less, paying less commissions and having more fun.

Yvonne ran her B&B in the Champagne region of France for 17 years, first as a hobby making less than €10k per year, before transforming it into a thriving and profitable business, making over €100k a year with just 4 rooms without any listings with online travel agents.

She won several hospitality and marketing awards and is now an award-winning consultant, coach and mentor for independent owners worldwide.

Along with her team, she helps clients to implement key business principles that are very much missing from the small hospitality landscape, which is why online travel agents such as booking dot com and Airbnb have pretty much taken over.

Yvonne believes that hospitality businesses are the hub of local communities, attracting new money by way of guests, and which couldn’t have come by any other means.

Returning the power to the owners, encouraging direct bookings via their websites, not third parties and restoring owners to their rightful place at the heart of their communities, along with educating and inspiring them on how to run their businesses on their terms in the 21st century using the internet, is Yvonne’s mission.

The Podcast covers many of the common questions we get asked around “How to Finance a Bed & Breakfast”.

If you need help acquiring funding or refinancing your b&b mortgage, please get in touch.

Solicitors can make or break your finance deal

Posted on by Stewart Hindley

Getting a commercial mortgage can be complex

You’ve been searching the market to buy your business and you have probably worked with a specialist finance broker such as Stewart Hindley & Partners who specialise in raising commercial mortgages for the hospitality and leisure sectors, only to find that once your offer has been agreed and accepted the real work is only just beginning!  You ask yourself, rightly so, why is it so difficult and complex for what is essentially a property purchase.

So why is it so complex and does it need to be this way?

The answer is it doesn’t.  If your firm of solicitors has more than 3 SRA Partners, then in most instances your firm can act for you and the lender, removing another link of complexity in order to make communication more transparent.

However, for a smooth and seamless transaction, your firm of solicitors ideally must be experienced in the commercial mortgage sector, so they’ll know what the lender’s requirements are such as Report on Title, more often than not referred to as RoT, which forms the foundation for the lender’s security.  The misconception is that all solicitors are experienced in these matters, which isn’t always the case.

Commercial property mortgages have time constraints

Instructions are generally timeline dependent as you may be selling your property to raise the capital to make up your deposit. The vendor also is probably under similar time constraints, because they, like you have to move!

Stewart Hindley & Partners understand that a number of factors come in to play from your perspective as well as the lenders and the vendors solicitors, all with differing priorities that have to be addressed, to ensure a timely completion.  This more often or not is the cause for heightened tension between the property purchaser and the property vendor, when last minute information requests to respective solicitors can derail an agreed completion date that worst case may result in the deal not proceeding.

It has to be said that not all solicitors will communicate timely and effectively and often they are seen as a law unto themselves, which isn’t helpful when you are trying to complete your purchase.

How can a specialist mortgage finance broker help?

This is where a firm of specialist hospitality brokers such as Stewart Hindley can assist in their capacity, not only as commercial property mortgage brokers, but in the crucial role of intermediaries acting as the conduit between all parties to ensure the deal gets done.  We at Stewart Hindley understand the complete process from start to finish and we often brief both sides’ solicitors on what the lender requires for RoT to ensure there are no delays that are often the primary cause for one side or the other pulling out of the property transaction.

Stewart Hindley & Partners’ panel of solicitors are experienced in the hospitality and leisure sectors so you can be assured of a timely outcome; inevitably issues will occur during the conveyancing process but Stewart Hindley & Partners is at hand to resolve these before they become unsurmountable and can lead to your purchase falling through.

Hotel Finance Specialists – Commercial Mortgage Experts

For more information on how we at Stewart Hindley & Partners can assist with your finance requirements and how to avoid the pitfalls of “solicitors being solicitors” defending their turf, just get in touch on 01488 684834 without obligation to see if we’re able to help.

 

 

 

Spring Clean Your Bed and Breakfast

Posted on by Stewart Hindley

With spring just around the corner, many of us are already looking forward to longer, brighter days.

And the arrival of the longer days and warmer weather provides the perfect opportunity to give your B&B a deep spring clean before the busy summer season arrives. So, crank up the radio, open the windows, and give your bed and breakfast the TLC it deserves.

Here are our top tips for giving your bed and breakfast the ultimate spring clean.

Clean your carpets

During the winter months, your carpets can become incredibly dirty, especially on wet and muddy days. The good news is, there are lots of ways to breathe new life into your worn and dirty carpets, so you won’t have to worry about replacing them.

Whether you use a carpet cleaning solution you find in the supermarket or hire a professional cleaning company, you will be amazed at how much of a difference a clean carpet can make to the look and feel of a room.

Give your guest rooms a thorough clean and check

Spring is the perfect time to give your guest rooms a thorough check and clean so that they are pristine and ready to go for the busy summer season.

From vacuuming the curtains and windows, dusting ceilings and light fixtures, through to disinfecting all furniture and cleaning the window sills, it’s important that you clean your guest rooms from top to bottom. Oh, and don’t forget to check and change batteries in smoke alarms and remote controls too.

Correct any damage

With so many guests coming and going from your bed and breakfast, it’s inevitable that it will eventually succumb to wear and tear.

So, as part of your spring clean, you should inspect all furniture and interiors, and fix any damage.

Mattress cleaning

Just like your carpets, it’s important to give your mattresses and other upholstery a deep clean from time to time. Skin cells and dust can quickly accumulate in your mattress over time, which you certainly don’t want your guests noticing!

Professional cleaning companies offer mattress cleaning services, which are good for an annual deep clean. You can then keep your mattresses clean by vacuuming them after each guest has stayed.

Clean the kitchen and bathrooms

Now it’s time to tackle the kitchen and bathrooms.

We’ve created a handy checklist you can refer to ensure that all bases are covered:

  • Clean all appliances, especially your oven
  • Wipe down all cupboards and surfaces
  • Empty the refrigerator and defrost the freezer
  • Clean your refrigerator and freezer
  • Empty the crumb tray in your toaster and toaster oven
  • Sort your cupboards and drawers
  • Clear out cabinets and wash the shelves
  • Sanitise the sink

Bathroom spring cleaning checklist

When tackling your bathroom, you should also make sure you complete the following tasks:

  • Organise cabinets and drawers
  • Dispose of old medicine
  • Wash the shower
  • Scrub the toilet
  • Dispose of old toiletries
  • Scrub the bathtub

Finally, don’t forget to give the outside of your B&B some TLC too! Curb appeal has a huge impact on your guest’s first impression of your B&B. From tackling overgrown hedges and cleaning up leaves and other garden debris, you will have your BnB looking tip-top in no time at all.

Find out more about Stewart Hindley

If you’re thinking of starting a bed and breakfast, get in touch today to find out how we can help with your mortgage for a bed and breakfast business.

How to find a good location for a bed and breakfast business

Posted on by Stewart Hindley

Choosing the right location for a bed and breakfast is an incredibly important decision. After all, it can make or break your business.

The right location for your B&B depends on the vision you have for your venture, your target market, and your own personal preferences. When you’re looking for a good location, you should also think about local amenities, whether the location is attractive to potential customers, as well as the property’s proximity to landmarks and attractions.

Here’s our guide to everything you should consider when looking for a good location for your bed and breakfast business.

The location’s USPs

What makes the location unique and special for choosing to run a bed and breakfast? Why would it appeal to guests?

Think about the amenities in the area, transport links, and things to do and see. Are there landmarks that offer guests a unique experience, exciting activities, or restaurants nearby?

Cater to your target market

When choosing a location for your B&B, you should ensure that you are able to cater for your specific target market.

For example, if you are reaching out to families, the area should not only be accessible by different transport links, but you should also look out for family friendly activities, amusement parks, nature reserves, and other attractions.

On the other hand, if you’re catering for young professionals in a city centre location, you should consider bars, restaurants, spa days, landmarks, shopping facilities, and any popular events or festivals that take place in the area.

And make sure there are activities for your target market to enjoy all year round – you want to attract guests 12 months of the year, not just around a certain date or event.

Has the area got a good reputation?

You can get a good feel for an area by walking around speaking to other residents and business owners. Asking simple questions about the area’s footfall, crime statistics, what type of people visit the area, as well as the area’s reputation can give you a good insight into whether it would be safe and attractive for guests.

Competition from other accommodation

When considering a location for your B&B, look for competition in the area. Starting a bed and breakfast in an area without lots of other hotels and guest houses could be a good call as the competition will be minimum. However, it’s also important to consider why there are no other similar businesses in the area – is there no demand?

Is location everything?

Location is incredibly important when searching for the perfect B&B. After all, you could stumble across the most perfect bed and breakfast. But if the location isn’t right or fails to impress your guests, you won’t generate enough bookings.

People want a reason to visit an area and what an area has to offer can really enhance your marketing efforts, optimise sales and inspire people to book and stay with you.

Why choose Stewart Hindley for your B&B finance?

If you’re considering buying a commercial property, it’s important to speak to someone experienced in the sector to ensure that you are aware of all the funding options available to you. Get in touch to speak to one of our skilled and experienced team. We are always on hand to answer any of your queries regarding commercial bed and breakfast mortgages.

Book yourself onto a Bed & Breakfast course and kick start your dream.

Posted on by Stewart Hindley

If you’ve been thinking about owning your own bed and breakfast or guest house, why not take that step forward towards your dream and book yourself onto a bed and breakfast training course.

A Bed & Breakfast training course will help you decide whether or not this is the right decision for you as owning and running a bed & breakfast can be very rewarding but also challenging.

Karen Thorne at the Bed & Breakfast Academy is an experienced B&B owner having set up her own stunning B&B in Shropshire in 2004. Karen gives endless practical advice, built from years of running her B&B but also from her previous career in marketing.

The course covers everything you need to know from how to set up, run and market a successful Bed and Breakfast to fire and health & safety plus all the food awareness you need to have!

You can become part of an amazing supportive B&B community that Karen has developed with her wealth of knowledge and she is always there for that extra advice when needed. As a consequence, we cannot recommend Karen’s courses highly enough!

Also, lenders look favourably on applicants who have attended courses as it shows commitment to their plans and that they understand what is involved in running a successful B&B!

Why not take a look at Karen’s website www.bandbacademy.co.uk and sign up today!

B&B / Guest House Commercial Mortgage Rates

Posted on by Stewart Hindley

B&B / Guest House Commercial Mortgage Rates

When prospective purchasers like you think about buying a B&B or Guest House, you understandably think that mortgage interest rates will be similar to those of a residential mortgage, after all you are buying in effect is a house, which is absolutely correct.

However, the difference is that you aren’t buying a house, you are in effect buying a business and as a result you’ll require a commercial mortgage which differs from a residential mortgage, principally on price and the number of years the mortgage goes out to.

A current example is that some residential mortgage lenders are now offering interest rates at 1% gross over a term of 25 years or more, whereas by comparison commercial mortgage rates are at some 2.75% gross over 15 to 25 years, and as with all mortgages, be they residential or commercial, the maximum term is generally limited by age and typically no lender will go out to a term which expires after 75 years of age, unless there are dependents that could take on the business to provide for a succession strategy beyond 75 years of age.

Whilst commercial interest rates are higher, the question you may be asking yourself is – can I afford to pay a higher rate of Interest? As always there is never a absolute answer, as with all commercial businesses, interest rates have to be considered against the backdrop of the business you are considering buying and the businesses’ trading profit, which services the commercial mortgage debt, as this is what any lender will consider against which is based on affordability.

That said, if a business on paper seems to be loss making, or only marginally profitable, then this doesn’t automatically lead to a decline to lend, as there are many other factors such as revenue and costs, that can affect the outcome, particularly as most B&B and Guest House owners “live out” of the business, so every situation is different.

This is where a professional broker, such as Stewart Hindley & Partners, who are experienced in raising debt for new to trade operators in the hospitality sector come into their own, with unparalleled experienced and only deal with lenders who specialise in hospitality finance to get the right mortgage for you and the business you are buying.

To learn more about how we at Stewart Hindley can help you purchase a B&B or Guest House, on the most competitive rates available, just get in touch and we’ll do our very best to get the commercial mortgage you require.   

Are B&B and Guest House Mortgages Affordable?

Posted on by Stewart Hindley

As you know, bank lending interest rates have never been this low, which has made the prospect of buying a B&B or Guest House business that much more affordable.  So, you may be inclined to think what’s the problem in getting a commercial mortgage?

You’ll be surprised to hear that even pre-pandemic applying and being approved for a commercial mortgage was and still is a daunting task.

Whilst lenders may welcome you with open arms saying that they can help you, the opposite is more often the case, as your first point of contact with your bank is a relationship manager, who is unlikely to be a sector specialist and won’t necessarily know the banks’ lending criteria for hospitality and new to trade operators in particular.

Also bank lending rates are higher, than residential mortgages, and paying your monthly capital and interest payments, is entirely dependent on the trading profit of the business you are purchasing and when these interest and capital payments are stress tested and sensitised this often leads to a decline.

This experience often thwarts prospective purchasers like you from buying their life style business, so why risk a decline from your bank or lender, when we at Stewart Hindley can secure the commercial mortgage you require on the best rates and terms available.

For impartial advice on how we at Stewart Hindley can help you with your commercial mortgage please get in touch.

Thinking about buying a B&B or Guest House in Scotland?

Posted on by Stewart Hindley

Why bed and breakfast purchases in Scotland are different.

There is a considerable difference when you come to purchase a B&B in Scotland, or a guest house. For instance, Scotland has its own judicial and legal system which differs from the rest of the UK which often results in confusion, expense and sometimes frustration when compared to English law and procedures.

One of the most notable is the commercial land tax known in England as SDLT (Stamp Duty Land Tax) whereas in Scotland this is known as LBTT (Land and Buildings Transfer Tax) which is charged at a higher rate to comparable SDLT. Another higher cost are legal fees which are generally 50% higher than comparable English legal fees for commercial conveyancing.

And it doesn’t stop there. Energy Performance Certificates have different ratings in Scotland to those in England and can often lead to confusion as lenders will only lend on commercial properties that are EPC compliant.

And finally, Scottish lenders and other UK lenders who operate in Scotland also have different lending criteria which can be more onerous than UK lenders so nothing is a given.

We at Stewart Hindley, operate throughout the UK, and have considerable experience assisting prospective purchasers who are buying properties in Scotland with their commercial mortgage requirement.

If you are considering buying a property your first port of call should be Stewart Hindley as we’ve funded many a Scottish B&B and Guest House not only for UK wide purchases but for Scottish Purchasers too.

 

For more information please get in touch

How much deposit will I need to buy a Bed & Breakfast, Guest House or Hotel?

Posted on by Stewart Hindley

Deposits for commercial mortgages higher

Raising a deposit for a B&B, Guest House or Hotel can be challenging at the best of times, let alone in the height of a global pandemic when lending sentiment is risk adverse.

Unlike residential mortgages where a deposit can be as little as 5% of the purchase price, commercial mortgages require a higher deposit contribution which is typically 35% to 40% of the purchase price, dependent on the lender’s appetite.

In addition to the capital required for your deposit, there will be other costs to consider such as SDLT (Stamp Duty), Valuation Fees, Solicitors Fees and Broker Fees.

Don’t forget extra costs

As a rule of thumb, when you are considering purchasing a B&B, Guest House or Hotel, you’ll need to make an allowance of circa 47% of the purchase price, as your total capital contribution, which will include all costs such as SDLT, and then you won’t go far wrong.

As with all purchase considerations, there is generally a deal to be done at a 10% discount or more off the vendors’ guide price, so don’t always limit your search to your budget.

Contact us for help with your commercial mortgage

For more advice on how we at Stewart Hindley can help you achieve your life style business, with commercial mortgage solutions for bed and breakfast, guest house and hotel purchasers, offering the best terms and lowest capital contribution, then don’t hesitate to get in touch for no obligation, impartial advice.

 

How to start a bed and breakfast in the UK

Posted on by Stewart Hindley

Are you looking to open a bed and breakfast (B&B) in the UK? Wondering where to start when it comes to securing the finance you need to purchase a bed and breakfast? If the answer is yes, you’re in the right place.

Many people dream of owning their very own bed and breakfast in the UK, but they don’t know where to start. The process can seem daunting, particularly if it’s the first time you’ve bought a B&B or hotel.

We’ve created a helpful guide outlining everything you need to know about starting a bed and breakfast in the UK.

 

Is owning a bed and breakfast right for you?

 

The first thing to consider is if running a bed and breakfast is right for you. Why are you thinking about buying a bed and breakfast? What are you hoping to achieve? And do you have the skills and qualities you need to run one?

 

Starting a bed and breakfast is a massive commitment and can be life changing.  So, think about what your expectations are and consider all the pros and cons of running a bed and breakfast. You should also think about whether it’s truly the lifestyle you want – it might seem idyllic, but running a bed and breakfast can be a lot of hard work, including early mornings, late nights and very few days off.

Consider the following points:

 

  • Are you familiar with the location of the bed and breakfast?
  • Have you got a strong support base around you?
  • Are you a multi-tasker?
  • Are you good at coping
  • Do you like the idea of being self-employed?
  • How do you cope with routine?
  • Do you cope well under pressure?
  • Do you love people and enjoy being around them on a daily basis?

 

Choose your bed and breakfast property carefully

 

If you’re certain that owning a bed and breakfast is right for you, it’s time to start looking for the right property.

 

Think about the location, how many bedrooms you want, and if you want a property that’s ready to go, or one you can work on as a project before you launch your business.

 

 

What type of mortgage do you need to purchase a bed a breakfast?

 

The next step in setting up a bed and breakfast is to secure a mortgage. You’ll need a commercial mortgage for this type of purchase.

 

Many commercial mortgage lenders are happy to lend on bed and breakfast properties and these are available as fixed and variable-rate loans that usually have a repayment span of one to 25 years. Remember that deposits for commercial properties tend to be around 35% or 40%.

 

Budgeting and planning

You’ll need to plan your budget to ensure that the bed and breakfast business is actually viable. Remember to allow for seasonal peaks and dips, and ensure you can cover all your costs.

 

Marketing

Consider how you will market your business. Who is your target audience? And how can you reach them?

From social media platforms and websites, through to traditional methods such as flyers, advertising and more, there are plenty of ways to promote your new bed and breakfast business. You may also decide to advertise via an online booking site.

 

If you’re considering buying a commercial property such as a bed and breakfast in the UK, it’s important to speak to someone experienced in the sector to ensure that you are aware of all the funding options available to you. Get in touch to speak to one of our skilled and experienced team. We are always on hand to answer any of your queries regarding commercial mortgages.

 

 

 

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