Do you really want fluffy towels and new linens? What are your limits with country holiday lets?

[cottageinthecountry]

I'm about to renovate a cottage for letting out for holidays. It's in a very rural position and can withstand a lot of wear and tear regarding mud and wildlife. I'm letting it out on Airbnb which has been great but I'm quickly getting drawn into the competitive linen game.

It's a great place for children and pets to charge about in the mud and I'm almost certain this will be brought into the house on a regular basis - it's rural position is its charm. But how do I market something so that people don't expect it to be spotless as a spa resort and give me bad ratings and disgruntled reviews?

I would be grateful if you could tell me what you prefer - a bit of mud and insect life or a spotless haven? What are your boundaries?

I've recently been looking at country lets for a family gathering and that website is absolutely awful in comparison with most - very limited information, no floor plans and American - sorry I really wouldn't book through it. I would glance at it but discount it straight away as not enough information (aside from the awful photos)

Provided it is clean and tidy then I think layout/ furniture etc is for people to decide if they're happy with it however the information must be properly presented to enable people to make an informed choice - a floor layout clearly showing bedrooms and whether they have double/king/single/bunk beds etc in them, showing stairs/bathrooms etc. Details such as are the stairs open tread/are there stair gates available etc. The details should state clearly number of bedrooms, number of toilets/bathrooms, what sitting facilities/dining facilities etc. it should also state whether it's suitable for children, whether you can provide a travel cot etc, also whether it's suitable for pets/elderly/frail people.

I can see it's hard if it's been your family's home but people do expect quite high standards of holiday lets these days especially as they're not cheap.

I would really recommend looking at a different website though, especially if you're targetting a local-ish market - why go for an American website

Young people are generally going to want something modern and convenient - you're better targetting something like this at older people/families/family groups who will be more likely to appreciate the listed/quirky nature.

Thanks for the link to Charlestown always wondered what it looked like inside!

I agree with K8 - I would want at least another loo (and there are only four of us). The chairs around the fire don't look comfortable - the fireside chair looks old (and probably wouldn't meet fire regulations), the wooden chair with flat cushions just looks uncomfortable. It doesn't look particularly cosy - could you not have a nice thick rug on those cold stones, rather than the tatty little kelim?

And please have someone on site who can deal with problems quickly. Having spent a holiday rodding drains, because the owner lived in a different country and had no-one on hand to sort it, was not a fun experience. Also employ a good local cleaner - don't underestimate the time it will take you to clean the house between lets. We stayed in one holiday place (the drain rodding one) where the owner relied on those staying there to leave the place clean and tidy. They didn't. It was filthy, had dust bunnies under the bed, dirty plates just put away in the cupboard. His idea of clean sheets was to have about 15 on the bed and for those leaving just to peel off the one they had slept on.

OP. Your cottage is lovely but it looks like you have taken a few snap shots whilst staying there. You need to prepare the property for a photo shoot.

Ditch all the lace dollies and the clutter. Invest in some new cushions or at least some plump new cushion pads. Put a jug of fresh flowers on the table, switch table lamps on for ambient lighting and light the log burner. Remove anything unnecessary and yes ditch the bamboo table. You can stick to cottagy style but must be clean and comfortable and either useful or beautiful.

Outside looks appealing but top up the gravel and no photos with puddles.

The place in Suffolk is gorgeous, go for a similar look and do it on a budget.

K8 interesting what you say about preferring a nice place inland over a not so nice beach place. I see what you're saying, it does have to compete with the beach crowd. As it's only 2 hours from London it seems to be attracting a lot of interest for long weekends and groups at the moment. I have been lazy by only attracting by going cheap and cheerful I thought I could let to people who are less demanding and those with young urban children who are grateful for some space to run around in. However I absolutely see your point - if you want to be rural it has to be a real haven of comfort.

I hope people can see why I have advertised it with this agency, it's cheap, cheerful and fast. The most important thing is that people are vetted and so that eliminates time-wasters and dodgy people.

There is one bathroom with bath/shower and a separate loo. I will do what I can to build another loo but I hate those macerator things and drains will be a problem if we put another loo upstairs. I will get a builder round to advise. Kristina the small downstairs bedroom is right next to the bathroom so you would have two bathrooms next door to each other. I must say I have NEVER expected my holiday place to be as nice as home as I have ALWAYS been disappointed so I go for the experience and the building/location over quality.

We have always tended to be there as a big crowd with other families and never minded the loo thing. Most people in Crouch End live in tiny flats and lucky to have a bathroom with a full size bath in it...

charleybarley the cottage you linked to is lovely but a different kind of building - is it a barn conversion? So it will be far larger in terms of room proportions. The price they are demanding is way above what I would charge. The website is nice, with floorplan and all. It also describes itself as luxury - I'm considering going for less luxury and more nature.

There is scope in the garden to for a hot tub, I can convert one of the sheds into a summer house or even an extra suite. There is lots of potential. I haven't got the money to do everything at once.

The planners have been great and encouraged me getting rid of the 1970s additions. I am very cautious that it is a rare historical building that I am custodian of and I do want to respect that. It has a roof over one side of the thatch, added in 1800s I think, there is a space between which I am very nervous about. The 1970s windows are being replaced as they are shot - needless to say the very very old windows are still in excellent condition.

His idea of clean sheets was to have about 15 on the bed and for those leaving just to peel off the one they had slept on. eeeewww!

OK I've deleted the puddle photo. It wasn't actually a puddle it was a load of gypsum off some plasterboard. I have ordered a lady to do a photo shoot. These are rushed snapshots. It's quite amazing considering I've been going up there for years and years and I still don't have decent pictures of it.

I'd totally check out different websites for advertising. Go with one with a buy now option which tends to weed out timewasters. I pay a whopping 600 quid a year to advertise but I have 15 weeks of bookings for this year so far.

Look at the local area and find out where your competition advertise. Pre existing businesses will be attracting people to the area and they'll look at your property as well.

I know what you're saying about vetting people but really you need insurance and a bit of trust. Most people heading out to the country are after pretty views and long lies not to nick your shiny new sheets.

The best holiday place I have ever stayed is one that used to be the owners' holiday home. It was really homey - had everything you could possibly need. Furniture was slightly shabby, but as it was a beach house, this didn't matter, and it fitted well with the house. It did have really good bed linen and towels though! (And very good quality beds.)

I would also say, we don't go away to have a lie in - we can do this at home. We go away to explore the area, walk on the beach etc. So what we would be looking for is a good kitchen where we can cook breakfast and dinner, a hot shower, a cosy place to relax in the evening and a comfortable bed. I am sure your lovely cottage can deliver all this with a bit of work!

Grey towels and bath mats are chic and don't age as quickly as white.

Bed linen must be spotless and white in rentals. The beds, duvets and pillows must be perfect too.

You're right Gracie about trust. I am being over-protective.

I've been looking at the market and it seems to be that to have larger groups you need more space and facilities, however the prices they charge are quite scary. This also sleeps 'only' ten www.holidaylettings.co.uk/rentals/nayland/302892
but charges £2900 per week in Summer.

I always put mine around the £1000 for a week, £400 for a weekend, £500 off season but I might be able to demand that off fewer people.

The comparable luxury end place seem to be charging twice that. Perhaps I'm just going to have to up my game. I'm going to do a new spreadsheet.

I think I have always thought that if you say rural you generally want to be with other people otherwise you might as well be at home.

The property you linked to is seriously impressive with dressing rooms, ensuite bathrooms and two acres of gardens. Sorry, but it is not comparable to a cottage for 10 people with 1 bathroom and not enough chairs around its dining table for 10 people to actually sit at.

Try having a browse on Rural Retreats website. Look at the way the older properties are presented.

We rent a lot of self-catering accomodation, here and in Europe, but I haven't really compared linen yet.

I expect: a clean house when I arrive, beds made and towels provided. I am happy to pay for the final cleaning (a resonable amount). Having some things like a mop and broom and some basic cleaning products in the house helps to keep it clean during the stay.

Ideally I would like a change of towels available, I don't need the fluffiest but I also don't want cast-offs from the owner and they have to be spotless. Same with bedlinen. I do not need a change but a spare set available would be appreciated. Especially if you cater for children, accidents happen.

A king size bed is good, a set of additional blankets (fleece) are ideal, especially if the house is available in spring/autumn.

A decent equipped kitchen, again not the fanciest stuff but not cast offs. Just a decent white set of plates, cups, mugs and cutlery (again, matching please). Some decent knives please as well. I agree with some baking things like a form, muffin tray, hand mixer and a decent measuring jug. Appreciated are a couple of food containers.

The best house we had offered everything from kitchen equipment, had toilet roll and kitchen roll already there, washing up liquid, tea towels, hand soap, basic cleaning equipment and lots and lots of towels.

Charley the drains are all at the back and the upstairs bathroom WC would be at the front middle and would have to get past the brick chimney stack and cross the spiral/cupboard staircase. I'm feeling more optimistic now as there is space beside the chimney where we can put a bathroom in.

I've done some more market research now and it looks as though if we let to 4 people only we will be making around £600 a week peak but if we can let to 8 we would be getting up nearer £1000.

As I have to manage it initially myself it won't be worth the trips to charge it out for a lower price so I'm going to have to build an extra bathroom.

Would it be wrong to paint the very old characterful pine doors? There are very few white walls and pine doors always look a bit grubby. I will have to ask the listed buildings people of course.

I agree with everything Rose said on page one.

We are in a holiday house, rural seaside location at the moment. It sleeps 8 in 4 bedrooms. It's an old, spacious house and marketed as 'luxury' but is not a rip off (650 for this week). It's my fourth time at this house and what is so great is the owner offered us a 10% discount for repeat bookings which encouraged us to come back.

We love it, we look after it because we respect our host. Make sure everything is clean - spotless cutlery, plates, pots etc. Supply a range of cleaning products, hoover, mop, cloths etc and most people will use them.

I think it's worth investing in some decent furniture and supplement it with 'cheaper' linens. I don't expect egyptian cotton but if you supplied it, I'd look after it. Linen and bedding washed with fabric softener is enough for me.

The beds in this house are single zip togethers and are really comfortable. Invest in decent beds, there's nothing worse than going for a holiday and having a poor nights sleep (that's important to me, esp with kids).

Paint the walls white with wipe clean paint. Sorry, but your furniture looks too flimsy and really uncomfortable. When the kids go to bed the adults will want a comfy place to sit. Buy some brown leather armchairs and sofas which you can wipe clean.

In this house, there is a racked, boot cupboard in the porch which encourages people to house their shoes when they step foot in the place. The porch, kitchen, bathroom and downstairs hall are all tiled which is easier to keep clean. Bin the laminate idea - it will trash easily, either invest in some decent wood flooring, tile it or get hard wearing jute.

Good luck. I saw what you were aspiring for - brilliant. Your garden is amazing, some professional photos and the bookings will roll in, I'm sure.

Oh and invest in a wipe clean tablecloth for that table (the ones you get in John Lewis) - it will get ruined!

Yes but £1000 a week without bookings is not better than £600 a week booked. It's also a better return per person to rent to fewer people.

Why not go for 3 bedrooms, 1 bathroom = 6 people? A playroom or a study could make your place more marketable but wouldn't trouble the bathroom issue. You could have 4 bedrooms you use, for example 2 doubles, a twin and a room with bunk beds, but keep one locked depending on who is staying.

You can buy sets for 6 and get 6 round a large but not enormous table. 6 can also fit on two large sofas or two smaller sofas and two chairs. 8 will be more tricky and take up more space and cost more for less income so may not be economical.

I see what you're saying K8 but if it costs £200 worth of labour for each booking (including the admin) then it might be worth waiting for the larger group. The place is so rural it can get boring as a family alone which is my main reason to market for numbers. One bored family will also be more likely to find the mark on the paintwork whereas two busy families will just remember their experience/fights/good times.

Marketing to 6 isn't a bad idea though. Having crunched the numbers it seems per person per night prices are £120 - £200 on Holiday Lettings website. The ones that ticked all the boxes (no chintz, no bling, good location:space ratio) were about £170 pppn.

The table will go, much as it's lovely, it seats 8 but not very comfortably and I will go for a large solid extendable. You HAVE to have people sitting together comfortably. There is plenty of character there without having character furniture.

There is an old fridge in the utility and a small freezer, which I can provide as extra storage. Also will get a new idiot-proof washer and dryer and tile the floor in there. I'm getting really excited now. It's been hard to get my head round a conversion because everything has stayed the same there for decades. So many memories.

I can/will put an extra bathroom upstairs and sell one of the rooms as a second sitting room (would be good for teens or adults). It has a fireplace and its own front door. If I put in a double sofa bed people it can be used as a bedroom.

That was pppw price. Pppn is £27.

And getting back to the OP, I will go for taupe and beige towels with some patterned ones downstairs. Country style stripe or gingham bedding with throws.

This kind of look

www.holidaylettings.co.uk/rentals/westleton/1297298

or

www.holidaylettings.co.uk/rentals/great-yarmouth/595433

Some of them are shocking decor wise. Am I the only person who couldn't bear to stay a night with a weird painting or a brown chintz? Or pretend antique furniture?

We do not distinguish between numbers staying. The house sleeps 7 in 4 bedrooms with 2 bathrooms. We charge the same for 2 as we do for 7. Otherwise, you will still have to change all the beds and things because they will not be pristine - dogs will have been in, people will have taken the extra towels. So, charge one price and then (if people ask, or you really want the business) offer a discout. We use Ebay to rent and advertise specific weeks which are available and do well out of it.

We get everything laundered as sheets, pillow cases and duvet covers have to be ironed and they do it fast and cheaply. I wash and tumble dry the towels at home. We have 3 sets of everything (hence Out of Eden) and only buy items in a set of 3 and use a commercial supplier because they do not change their ranges at all so you can replace the odd towel easily.

Do NOT take deposits (cleaning deposits) as it cuts down your occupancy to about a third. People want to be trusted. We have never had any serious problems only a bit of extra cleaning or a wall where the paint needed touching up.

You need specialist insurance - this will allow for damage done by tenants and also where they leave the door open and it gets burgled.

Take dogs but you MUST clean it to the standards required by allergy sufferers afterwards. Please, no "dog sofa" as I would not stay there myself. I hate dog fluff / fur and it makes me sneeze and wheeze. I don't want to see any signs of previous occupants.

The trampoline looks like an insurance claim waiting to happen to me.

Sort the loos / bathrooms. Our city centre place sleeps 6 and they expect 2 bathrooms, even in a Georgian property.

I would use an agency such as Sykes Cottages (who we use) as they take 20% but help you set it up and do a lot of the work of taking bookings and money. You can still take your own bookings, you just have to let them know a week is not available.

Remember, all your costs are allowable against tax - furniture, renovations etc and interest on any mortgage you might have. Keep every receipt. You probably won't be able to draw a salary / take a dividend for the first 2-3 years once you have set the whole thing up but then it pays fairly well. However, it is not a huge money spinner. Even with 2 properties we both work full time and are not rich. However, we are using the money we earn to pay back the mortages.

Hope this helps.