That “perfect” B&B property might be a money pit in disguise.
Find out how to spot the red flags early—before the charm blinds you.

So, you’ve decided to start a bed and breakfast. You’ve binge-watched “Escape to the Country,” doodled floor plans on napkins, and you’re already imagining what your scones will smell like on a rainy morning. But hold the kettle—before you dream too far ahead, let’s talk about the most crucial decision you’ll make: choosing the right property.

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Picking the wrong place is like buying hiking boots a size too small—doable, but painful.

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This episode is for aspiring B&B owners who want to lay the right foundation before committing to a location. We’ll walk through what to look for, what to avoid, and why your future guests—and your sanity—depend on getting this right.

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Start With Your Ideal Guest in Mind

You’re not just buying a house. You’re investing in an experience. So, ask yourself: Who do I want to host?

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Are you catering to:

• Urban weekenders escaping the city?

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• Cycling couples who want trails and strong coffee?

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• Retirees looking for charm, quiet, and tea served in China cups?

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Your property must match what these people want. If you dream of running a romantic countryside retreat but the nearest hill is a speed bump, that’s a red flag. Or if you want to attract families, a top-floor flat with no lift might spell disaster.

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One couple I coached bought a beautiful farmhouse miles from anywhere. They thought the remoteness would be “peaceful.” Turns out their guests thought “remote” meant “scary.” After six months of two-star reviews and one incident involving a wild goat, they sold up and started again.

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👉 Think guest-first. They’re the ones paying the bills.

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Look Past the Façade—Infrastructure Matters

Sure, that ivy-covered manor looks like something out of a Jane Austen novel, but does the plumbing date back to the same era?

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Here’s a quick infrastructure checklist:

• Does the roof leak? (It always does. Check anyway.)

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• Are there enough bathrooms? One per guest room is ideal.

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• Can the kitchen handle commercial-level breakfasts?

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• Is the heating reliable? “Chilly but charming” won’t get you repeat bookings.

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Ask about internet speeds. You’d be surprised how many quaint villages have broadband that moves at the pace of a sleepy sheepdog.

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Also—watch out for septic tanks. Enough said.

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Location, Location—and Regulations

You’ve heard it before, but with B&Bs, location is king, queen, and the whole royal court. It affects everything—your marketing, pricing, occupancy rates, and guest experience.

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Proximity to these can boost bookings:

• Popular tourist attractions

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• Event venues (weddings, festivals)

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• Hiking trails or beaches

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• Good transport links

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But here’s the catch: zoning and licensing laws can ruin everything.

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Always (and I mean always) check with your local council:

• Is the property zoned for hospitality use?

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• Are there parking, occupancy, or noise regulations?

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• Will you need a special permit to serve food?

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This is covered in more detail in the Mastering B&B Management course, but start your homework now. I once had a coaching client buy a property only to find out later that they needed to appear before a town council—twice—and still got denied. That’s not a “pivot,” that’s a full stop.

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The Layout Needs to Work (for You, Too)

You’ll live where you work. Think about that. Your bedroom might be next to a honeymoon suite. Are you okay hearing Marvin Gaye at 11 p.m. while brushing your teeth?

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Good layouts help everyone.

• Private entrances? Huge bonus.

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• Separate owner’s quarters? Even better.

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• Soundproofing? Essential for your sanity.

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Try to find a place where you can create boundaries. Not just for you, but for your family (if they’re along for the ride). One of the biggest reasons B&B owners burn out is because they never truly “clock off.”

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Here’s a little humour from personal experience: I once had a guest follow me into the kitchen asking where I bought my butter. I was in pyjamas. She was holding toast. Boundaries matter.

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Renovation Potential vs. Renovation Nightmare

We all love a “fixer-upper” moment, but don’t bite off more than you can insulate.

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You’re not filming a TV special—you’re starting a business. Be realistic:

• What must be renovated before opening?

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• What could wait until your first profitable season?

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• Will the work take 2 months or 12?

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Ask for quotes. Then double them. Then double the time estimates. Now you’re in the right ballpark.

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Bonus Tip: Trust Your Gut, But Do the Math

When you walk onto the right property, you’ll feel it. But feelings don’t pay bills. Make sure your heart and spreadsheet are aligned.

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Use the business planning tools from the “Mastering B&B Management: Comprehensive Guide to Starting, Running, & Growing Your Bed & Breakfast” course to map out:

• Startup costs

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• Income projections

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• Break-even points

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Buying a property is emotional. Running a B&B is practical. Balance both and you’ve got a winner.

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So, what would your dream B&B location look like?

Let me know in the comments.

 

Five Key Takeaways

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In Conclusion

Choosing the right property for your bed and breakfast isn’t about finding “the perfect place.” It’s about finding a doable, sustainable, liveable one. When you choose well, the rest gets easier—guests are happy, reviews are glowing, and you sleep a little better at night (hopefully not beside a goat).

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If you want to dive deeper into what makes a property a strong investment—not just a pretty shell—check out the full guidance in the Mastering B&B Management: Comprehensive Guide to Starting, Running, & Growing Your Bed & Breakfast course.