Stupid idea?

[The Moog]

Some more pics

 

Their laundry room. None of the linen matches so it takes them ages to get anything done

Outside the back door

Heating is a bit of a lucky dip

No need to lock this door !

Just piled up in the corridor next to the guest bedrooms

Rooms are not even 1 star (they had that taken away)

View from dining room

[The Moog]

Thanks for all the encouragement. Have spent the last week or so just working on the idea.

 

What was great was the waitress for breakfast started telling us all her ideas. Also she was saying that there is so much fresh produce around but they just use brakes bros. Her husband is a prawn fisherman and he could do us deals on all the other stuff he catches.

 

Overall so far I have to say a couple of working weeks up there with pain and volunteers would certainly improve the place 100%. The owners are shutting down this week until March because they cant be bothered to keep it open

 

So next steps

 

Got through accounts and Balance sheet

Talk to Business Adviser about funding

Come and ask Autoshite opinions.

 

Aus is definitely second best to this. It felt right when we were up there. Not quite sure how to explain it...

[Mr Lobster]

It looks rather like the current owners just can't be arsed really.

 

I guess if you put the effort in then it could do reasonably well. If you can make the numbers add up then I'd say go for it!

[bigstraight6]

If it feels right do it! mind you, it does look like it needs a fair bit of inward investment so it will need to be priced accordingly....

[whitevanman]

Well I'd do 2 or 3 weeks work for free food and lodgings so long as I get a chance to do a bit of spotting around the place

[dollywobbler]

There's absolutely no need to go mad and refurb the entire place, especially with Winter on the agenda. I'd be minded just to get a couple of rooms looking really nice in the first instance. Wonder if its worth setting up a dorm for 'board only' hikers, more like a hostel?

 

Would love to come and lend a hand myself, but we've got our own 'dream property' to restore! (should complete next week...)

[The Moog]

DW that is exactly part of what we had in mind. With a Kit room. Maybe call them activity rooms so they are less fussy and more easily cleaned.

 

i think that we would move from the idea of a hotel to more an Inn type style place.

 

TBH we need to look at the finances. Made loads of contacts up there already (amazing how friendly people can be)

 

If we get it there will of course be a big Autoshite discount and perhaps meet? Not sure AA coverage out there though

[M'coli]

I don't know if this is an idea that someone has posted before, but could it be the sort of project that you could try to involve "The Hotel Inspector" in from the outset?

 

As to the look of the rooms, they don't look much worse than The Grandtully in Grandtully, which I spent a weekend in last year.

[garethj]

Well I'd do 2 or 3 weeks work for free food and lodgings so long as I get a chance to do a bit of spotting around the place

I was thinking you could offer that as a holiday option from the start.

 

There's loads of people who travel to remote places to rebuild schools etc, and whilst this is a less worthy cause, there's got to be people who'd like to see a week of the area for the cost of 4 days work? Might get some publicity too - an unusual type of holiday item on the news.

 

Can you get the local college involved? If they run a course doing building work, rather than laying some breezeblocks in their own yard why not get them to do it in yours?

 

There's nothing to stop you offering different levels of accommodation too; it wouldn't take much to get some rooms up to Youth Hostel standard which would start generating income, then spend more time and money for other rooms.

[Mr Lobster]

There's nothing to stop you offering different levels of accommodation too

 

Hmmm, Autoshite themed rooms -

 

The Marina - Somewhat dated and rotten with a rickety old piano in the corner. Bed made from a pallet.

 

The Ital - As above but with more plastic furnishings

 

The Simca - Windows and door frames made largely from isopon.

 

The CX Suite - Beautifully appointed and very modern (in the 70's) but lights and TV don't work

 

The Tagora Chamber - A mythical room seen only by a few but beautifully angular and the ultimate in luxury.

 

Sorry, thats not very helpful is it

[Cavcraft]

That's a belting idea Mr L. He could have an Astra suite where all the walls are painted grey and the beds are made of concrete

[Guest]

Severely cut your refurbishment budget by marketing it as a themed 1930s doss-house, make everyone who comes in wear a tatty tramp outfit with soles flopping off their shoe and a crumpled hat, serve up gruel and black bread, turn away the Irish, etc.

[The Moog]

I have run the ideas past SWMBO

 

Doss House - Apparently it is a boy idea. Involves much shaking of head when discuss

 

Car Themed rooms - Had never heard of a Tagora. Thought it was another Boy Idea and so inferior to her Girl Ideas

 

My own 1970's theme idea (Hai Karate in each room, a pipe rack to rest your pipe in, soda stream rather than teas made, beige everything with leathertte) - Would be funny for a week but after that would wear thin. Again another Boy Idea so no

[Mr Lobster]

Meh, she obviously lacks imagination. With car themed rooms guests could move up a room on each visit and replicate the motoring career of the typical 1970s sales exec -

 

1st visit, bare room, hard beds, no heater but cheap

 

2nd visit, room with carpet, fan and vinyl padded headboard

 

3rd visit, deep pile carpet, leather padded headboard and remote control tv.

 

In all seriousness, I really think if you can make the money add up then you should do it. Sounds a lot better than going to Austrailia to me. A lot more work, a lot bigger challenge but ultimately very worthwhile if you can make it work.

[The Moog]

I think that the issue is going to be the initial cash to buy the place. We have some but we need more! Originally we were told that we needed about 20% to get a loan (which we could just about do) but now talking to some other people it might be 40% in the current climate which means we will struggle.

 

One option is to challenge the price of the business. With the business only making £6k profit last year and also the owners shutting it down now for 6 months means we can question some of the valuation. Also one of the self catering chalets has fallen down and the other has got their daughter living in it (so wont be immediately let able). Would need to get a valuation done though so will need to investigate that.

 

Putting the business case together makes it feel more real and looks like there is cash in it. Definitely a challenge but then that is what I am after in life.

 

One serious thought is to move from being a hotel to an Inn. Means that the rating system is a bit easier but also that we can change slightly the focus of the place.

 

Must say I do love this place, Scooter phoned me up yesterday to offer some help and advice which is fantastic! ChinaTom has already helped us a massive amount. All because of shite cars

[ChinaTom]

Any news on this yet? I am partially holding you responsible for a crazy idea I am unable to stop contemplating.

 

http://www.spanishpropertyrusticom.com/ ... DIGO=v1334

 

Just check out the floorplans. Imagine the games of hide and seek! Imagine the amount of Seat 1430's one could squirrel away.

[Guest EccentricRichard]

Well, you'll have to be bloody brave. Make damn sure you get the whole place properly surveyed. The whole place looks dreadful - loads of modern carbuncle extensions to demolish, horrible modern windows to replace with expensive sashes, ghastly dormer windows to get rid of. Bloody brilliant location, though. Here's a thought as to how to make it easier for you both in terms of work and money - go and burn it down, then buy it for much-reduced sum?

 

Nah, on second thoughts... Problem is, to make it attractive without losing loads of space, you'd have to build so much from scratch. I say let it go bust and go somewhere else (just not Oz). Either that or hammer the price right down to take into account its reduced capacity after removing all the carbuncles...

 

Really, given the state it's in, and that it's pretty isolated, I'd say just redevelop them as holiday cottages, or just sell 'em off, whichever is easier/more lucrative. Take on somewhere less isolated, where business is more of a given...

 

What's really sad is this place:

http://www.tradingboundaries.com/

 

It's a bloody awful trendy shop-come-café thing in a massive old Georgian coaching inn with loads of outbuildings, less than half a mile from a major National Rust property and just a mile from the famous Bluebell Railway, set just back from the A275 Lewes-East Grinstead road. Loads of business to be had and accommodation in the area is hard to come by, especially when the Bluebell has one of its big events on - accommodation for their annual Giants of Steam is all sold out months in advance.

This is what it looks like:

http://maps.google.co.uk/maps?f=d&source=s_d&saddr=sheffield+park+gardens&daddr=Trading+Boundaries+to:Sheffield+Park+Station,+Sheffield+Park,+Uckfield,+Sussex+TN22+3QL+(Bluebell+Railway+PLC)&hl=en&geocode=FW80CgMdlSgAACEI4ufZFjDJeA%3BFRJJCgMdsCcAACHTMmZuwJ4exw%3BFfUhCgMdj_v__yEd2x33MFK03A&mra=pd&mrcr=1&sll=50.989665,0.029011&sspn=0.051326,0.110378&ie=UTF8&ll=51.00573,0.009927&spn=0.000802,0.001725&t=h&z=19&layer=c&cbll=51.005631,0.009957&panoid=XSpwKbQmJN9Q9qTr3MRm1w&cbp=12,37.05,,1,4.23

[The Moog]

Sorry been mega busy for the last week including being ill.

 

Things have sorted of moved on. We spoke to a couple of banks who were making positive noises but then spoke to a broker who specialises in this sort of finance. He basically said the bank will make the right noises but then find harder and harder hoops for us to jump through to get the money. That way they can say it is on offer to the gov but not actually have to lend it

 

Anyway the broker is very switched on. Talked us through the whole lot of things. the two options really that came out of it where 1) Put a really cheeky offer in and hope they accept it (£300k)

2) work towards a leasehold option. Buy some of the property now and fix a price to buy in 3 years time. This way we end up with trading accounts and experience so banks will more than likely lend.

 

Still a massive long shot but not quite the 3 legged donkey that some of our friends seem to think.

 

ChinaTom - Do it ! Do it!

 

Sadly the carbuncles hold most of the rooms at the moment so knocking it down is not option. Now where did I put my matches...

 

Looking at the ideas now are to run it as a premium economy type hotel focusing on outdoors types (walking, diving, fishing) Put a kit room in. Change status to Inn and get a 4 Star rating.

[Guest EccentricRichard]

Sadly the carbuncles hold most of the rooms at the moment so knocking it down is not option. Now where did I put my matches...

 

Get your surveyor to declare that the carbuncles MUST be demolished due to structural problems and hammer the price down =)

[The Moog]

Heard back from the broker today. They have valued the business at £500K (which is what they are asking) but the hope of us getting a loan are pretty much nil due to no experience.

But the lease option is a bit more interesting. Broker thinks that we would need to pay £50K upfront then £35K a year lease with an agreed value of £425K to buy the property for the first 3 years. After that if we wanted to buy then we would need to negotiate the price. He reckons a 10 year lease.

 

For me the lease sounds a good plan. Gives us a way to get experience. As the broker said we effectively are funding our on the job training. But I would back us as I think we would make it work.

 

We would need to redo our finances to look at the costings with this much leasing costs. Probably not an issue for summer but winter might be a killer ...

 

So still a little bit of light in the tunnel. Also depends on how much they would want to sell.

[scooters]

I lived in Argyll for many years and have had some experience of working and staying in highland hotels- they differ slightly as they are usually the only bar/eatery in the area and therefore have a community role as well as an accomodation one -

 

the key to making a hotel work in rural highlands is this:

 

1/ cook high quality, honest, local food - use the wealth of seafood, game etc. get a reputation for quality food but not necessarily fine dining

2/ deck the rooms out to a high quality - molton Brown shampoo, carafe of scotch, white company duvets etc - tasteful deco without going too spartan and losing the character

3/ peat fires all the time

4/ do a deal with the local sporting estates to offer stalking, shooting and fishing

5/ give the place a country house appeal without being pretentious - eg, wellies in the porch, get some dead animal heads on the walls, get some old fishing rods but for gawd sake don't make it tacky

6/ makes sure you look like a country gent, get an old barbour and some dogs

7/ make it dog friendly

8/ do not close the public bar - hotels are the centres of communities in these places - very important to get it right

9/ do some research - I would stay at The Kilfinan and The Killiecrankie to see what you can do www.kilfinan.com wwwkilliecrankiehotel.co.uk

10/ make the place feel like a laid back extension of home - folk who stay in these hotels are not after 5 star treatment they are looking for a relaxing time where they are made to feel welcome

11/ and most importantly, get the local community on side - throw events they will appreciate - cheilidhs, food fairs, beer festivals etc - buy a marquee from ebay to throw them in - not much to do in those parts of the world so such events are massively appreciated

 

so easy to get it wrong - so easy to get it right

[The Moog]

Cheers Scooters. Sort of sums up what we were thinking. Spoke to someone the other week who suggested hosting weekends for local RNLI with free accommodation as that goes down well (plus you make the money in the bar)

 

Apologies for not getting back to you but currently selling my hose, doing this thing, sorting out plans for Aus in case it all falls through, sitting MBA exams plus doing my PGCE (oh and working!)

[Guest EccentricRichard]

Cheers Scooters. Sort of sums up what we were thinking. Spoke to someone the other week who suggested hosting weekends for local RNLI with free accommodation as that goes down well (plus you make the money in the bar)

 

Apologies for not getting back to you but currently selling my hose, doing this thing, sorting out plans for Aus in case it all falls through, sitting MBA exams plus doing my PGCE (oh and working!)

 

Bloody hell.

 

Mind you, if you really want to push the 'country pub' aspect of the hotel, you're really going to need to demolish those 60s carbuncles.

[The Moog]

Heard back from the Broker and the couple that own the place want £300k upfront to even think about the lease idea. Bearing in mind that it is on the market for £500k

 

The broker and estate agent have both said that they arent sure what planet they are on. They have closed the hotel until march so currently are earning precisely £0

 

So looks like the dream is over. Sad thing is that Australia now no longer tickles the excitement buds. It is always there in our back pocket (I think that the last time to go will be Feb) so we could just pack bags and leave

 

had a few beers last night and a think. We are going to have a look around at similar businesses perhaps on a leasehold.

[scooters]

I've got it!!

 

What about a classic camper van holiday rental company - with a difference

 

rather than offering the usual "scene" mobiles - type 2s etc you could get a fleet of proper BRITISH Vans - commers, Bedfords, Sherpas, J4s, Trannys etc...make sure they are done up in true British knobbly knees seaside tat style and rent them to islingtonites at a grand a week!

 

Base yourself somewhere like Carlisle and they can either head to the lake district or into Scotland!

 

PS -do I win £5?

[M'coli]

http://www.yorkshireclassiccampers.co.uk/

[scooters]

http://www.yorkshireclassiccampers.co.uk/

 

cool and very reasonably priced - I'd love to get one and drive at 30mph across the dales on a Bank Holiday in august just to see how many caravans i can hold up!

[Cavcraft]

http://www.yorkshireclassiccampers.co.uk/

 

cool and very reasonably priced - I'd love to get one and drive at 30mph across the dales on a Bank Holiday in august just to see how many caravans i can hold up!

 

You can re-enact that sort of behaviour by driving up the Horseshoe Pass in a 4 cyclinder Iveco Cargo going as slowly as possible to hold up the Welsh nationalist wanker behind you.

[The Moog]

Not sure the caravan idea would pass the girlfriend test.

 

I can hear the conversation now "you want to do what ... who suggested that ... oh that website ...the one with silly cars"

[The Moog]

Right bit of an update. Been having big heart to hearts with GF for the last couple of weeks trying to work out plan B. The Duntulm is beyond where we can get to at the moment but I think that the idea is sound enough.

 

Found another semi suitable venue http://www.luibhotel.co.uk/ We havent been to see it yet (although planning on driving up this weekend to view it). The idea being that we give up our normal jobs and go and do something different. We will also need the hotel to generate a decent profit so that we can save whilst getting the experience.

 

Positive are that it is in our price range, looks ok and the accounts are shocking (means room to grow). Negatives are that it hasnt got such a potential for growth, obviously havent seen it so that could be bad.