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 would like to add - Don't get beds that have footboards on. OH is over 6' and even in a kingsize he would have to sleep diagonally across the bed to be comfortable.

Also, one of the first things I do when arriving is stick all the crockery and cutlery in the dishwasher because I don't trust the previous tenant's washing up skills. Perhaps you could do this and leave a note to inform the set of holiday makers that everything has been properly dishwashed.

Other than that all the other points have been covered: spotlessly clean, comfortable beds, beds must be kingsized if double, extra blankets, Wi-Fi broadband etc.

Also having an ironing board and iron and hairdryer available as well as all the other things mentioned. A cupboard with board games is a nice extra. A visitor's book with previous holiday lets comments in, and a folder with all local information eg doctors, hospital, public transport, places to eat, local attractions all help.

I agree that you need a folder with how to work the equipment. My biggest bugbear is the cooker because all holiday let cookers are electric (we are on gas at home) and every single one has worked differently.

I'd worry about it being very cold. Can you leave blankets around and always leave the stove set ready for the next guests?

I think at the price you have pitched it I wouldn't be expecting high thread count linens and plush towels, just basic and clean.

We tend to rent cottages through agencies, eg, Cottages4you, as then I think you have a bit more comeback as a customer, maybe? Luckily we have never had any issues but this year, as there is 22 of us and we are spending the best part of £5,000 I want to know I have someone to complain to if it all goes horribly wrong. Obviously, as an owner I guess they may screw you though.

I haven't used air bnb? How do they vet users?

Hopefully if you put enough photos on people will know what they are getting so if you are aiming for shabby chic, for instance, those who want plusher properties won't be booking anyway. I would definitely want to see photos of bedrooms. Not slightly interested in photos of roses and the roof.

I expect a clean property with materials provided for us to clean as we go. One place we went to said they didn't expect us to clean on holiday so provided nothing. But as there we were 7 adults and 6 kids the place looked a bit worse for wear by the end of the week.

I don't like ornaments that the kids could knock over, or anything too expensive and irreplaceable that they may damage - they're not feral, honestly, but accidents happen.

I've stayed at houses with everything matching in terms of crockery and linens and also mismatched in a charming cottagey way, both were equally fine.

We like to be able to cook so expect to have the basics like scales, big pots and pans etc. Seating everyone to eat comfortably is a must. Dishwasher also.

Homemade cakes and wine turn up on occasion and have always been very welcome, but not expected.

I love a visitors book and tourist information leaflets to browse through.

I get angsty about rubbish and recycling and would be stressed if we arrived and the bins were full... But I'm weird like that!

Your place looks nice. Another loo would be great if feasible, though wouldn't be a deal breaker for us if we were going away as one family unit. Two families sharing, not so good. So those saying aim it toward fewer beds probably have a point.

Thanks for being brave enough to share the details, it's great to have had a peek. Good luck!

I can't see your photos on my phone but this is what I do and don't like in a holiday let:

Dislike:
Any kind of dirt or grime
Eccentric plumbing or heating - I don't want to have to have a tutorial in toilet flushing from the owner
Cluttered odd old utensils, toys, oddments in cupboards
Any hazards - why would you not put a surround around a trampoline if it would prevent an accident?!
Dog sofa - queasy!
Like:
welcome cakes!
Shoes off inside rules :)

The nicest place we stayed in was totally spotless, huge bed, fluffy pillows, nice toiletries (I don't expect this but they made a big deal about it on their website) I think it was Jo Malone stuff. I shouted at DP for using it and not the sainsburys own brand I brought for him.

Games: yes but in good condition only, no broken boxes.

Lots of glasses, naice wine glasses (no expensive but no paris goblets or novelty ones), some washing up stuff and a few dishwasher tablets, recycling bin (same place had incredibly complicated recycling instructions) we ended up putting it in the street bin as we didn't know what to do with it!

Wifi - a must these days!

No ornaments.

Stairgate built in so people who don't need it can clip it back but those who do can use it.

Unlike a lot here my holiday is ready meal time so I need a decent microwave!!

Frank - it has central heating and we are going to fit a remote switch to it so we can put it on before guests arrive. Fire will be set.

Thanks Roseform for your advice about towels, having a standard range makes absolute sense. You could quite easily go from having 30 identical towels to 24 and then you're straight into mismatch. I wonder if the same would go for crockery. And I always wondered about people with allergies to pets, I think I might ban dogs after all. The farmers don't like them anyway and there are sheep not too far away.

I'm accounting for changeover costs at around £200 - this is the same regardless of the number of people staying so I will definitely make the most of it and get the best price I can per stay.

Laundry fees are madly expensive and I really do doubt whether people will be checking them for ironing creases. I am against ironing in principle and view it as a form of oppression.

Apart from the ironing issue, that's me turned from happy go lucky casual holiday property owner to hard-nosed businesswoman in a day! It really does make a difference when you crunch the numbers in a realistic and slightly pessimistic way.

Thank you everyone for your advice. I will be taking it off the market until it's fully ready. :)

good luck!

I iron nothing myself but it does make a huge difference on the beds. It just depends on your rating. For 2 - not necessary but for 3* and above then people expect it. Our commercial laundry does that in the cost in both our places. You HAVE to tumble dry towels to avoid them becoming scratchy as people want soft and fluffy.

China - we get 2 sets and keep one set in a locked cupboard so we can too up. Get everything white and it is easy to replace. We use Tesco / Ikea for this and there has never been a problem. Glasses - you need one per guest of each type (we supply 6 different types) and cups and saucers as well as mugs.

Most holiday property websites supply a list which is worth following.

Banning dogs will cost you business. I can see why you would (and I would given the choice ) but 2 out of 3 bookings come with a dog. Those without are free / can afford to go abroad, I assume.

NB - I am allergic to dogs but have stayed in our cottage after dogs have been there and no problem. Get a good Hoover!

I'm afraid I would expect ironed sheets and fluffy towels.

Can I suggest you get rid of your doilies. You seem to have a mishmash of styles that isn't quite doing eclectic (personally I love the georgian eclectic house you linked to)

In a holiday rental, other than the things you have mentioned, I like

obviously clean crookery and cutlery
board games
books
cd player
clock somewhere
information book about the area (including things like takeaway menus)

I'd love to have a holiday let. You're making me want to get on right move!

Interesting about the dogs. Perhaps if I stipulate loudly that they must be kept on a lead at all times. We brought ours up years ago and he disappeared in the night, turned up the next day who knows what he had been up to. Perhaps I shall invest in some fences to keep everyone off the field as well.

Littlered, it's not dressed for letting at all. It's as I left it after we stayed last. It's on Airbnb which is basically for letting out a spare room in your house. I like it because people are vetted to a certain extent, like a member's club. They exchange the money and the 'contract' and refunds etc which keeps people happy.

Following advice I have put it on hold until after we build in an extra bathroom. The price is going up and the towels will be fluffed.

I have now had a look at the photos.

The location in the countryside seems good and some of your pictures also illustrate that rural-ness quite nicely.

I think that at the moment it looks exactly as it is - a much loved family house that has sadly become vacant in the fullness of time.

I think that you need to look at each item in the house and consider - does this need to be here? will it be adding to the experience of the people who stay here? Rather than, as naturally happens, 'this is here because it always has been'.

I think that you should get a leather 3 piece suite for the sitting room and let it out for a maximum of 6 people. Possibly 8 if some of them are small children.

another thing.
locks on bedroom doors.

"another thing.
locks on bedroom doors."

That's an odd request. Why? Do you holiday with people you don't trust?

Maybe they like having a bit of ....ahem...romance on holiday????

I assume she meant bolts on the inside, in case of sharing holiday let with another family that included inquisitive children investigating squeaky bed springs..

yep. exactly

Oh right. We never go away with other people. Just the three of us. I know too many friendships that have become very strained on shared holidays.

Clean, clean, clean!

Well equips kitchen. Not just a bread knife (you can't chop an onion with a bread knife!)

Big bath sheets really make a difference. Cotton bedding, comfy beds, mattress toppers help! Plenty of good pillows. Lamps in rooms.

There is a difference between character and muck!

Good lighting. I hate going on holiday somewhere to put a light on only to find that the room is lit by a feeble 40W or equivalent light bulb. I don't see well in the dark and I like to read. Good lighting is even more important in the kitchen.

I often heave a sigh of relief when I get home to my light, airy house.

I am only at the bottom of page one, but it would say please don't put in leather sofas as they are so cold: we look through the Rural Retreats brochure and immediately discard the ones with leather sofas.

Good kitchen equipment is a must for me, along with a king sized bed (if we are looking for a place I google "holiday cottage king size + place" as I find places that bother to have king size beds are generally much nicer).

I agree about providing dishwasher tablets: I think the owners should enable us to look after their things which means them helping us to keep the place clean ( so also enable us to use the Hoover, brushes etc)

Likes:

Spotlessly clean
Washing machine and drying facilities
Ironing board and iron
Basic cleaning stuff so you can keep clean as you go
Full set of crockery, cutlery, kitchen implements
Tea, coffee, cooking oil, salt, pepper
Well lit
Cosy
Plump sofas, preferably not leather although I guess they are more practical.
Towels, plenty, clean and not tatty but not bothered about expensive and thick
Storage - so many cottages don't have anywhe downstairs for coats, shoes, boots, kids toys etc, we usually end up with a crate of books and puzzles etc in a corner somewhere.
Also an empty cupboard for food in the kitchen, we do a big shop at the start of the week for all the basics.
Beds comfy, no need for king size, clean, plain white cotton bed linen, no need to iron and no preference as to thread count.
Furniture - solid and functional
WiFi
Clear instructions for appliances and bins
Local info, restaurant recommendations etc
Wood and kindling for the woodburner,enough for the first day or two at least.
Two sets of keys so you can go out separately

"no need for king size,"

Definitely a need for king size. A small couple can sleep in a king size, a tall couple finds a bog standard double too small. So a king size covers both options.

The two sets of keys is a great idea though.

cottage, you've already had lots of advice from people more knowledgable than me but I just wanted to raise a couple of points as someone in your target audience.

We're a family of four (two toddlers) with a small dog, and we always do cottage holidays with our friends who also have two young dcs. I've never even heard of airbnb before; perhaps you should look at advertising elsewhere as well?

For us, we would not rent a house unless it had at least two bathrooms.

There seems to be a lot of clutter in your house (sorry); I would be paranoid that one of the dcs would accidentally break something.

Do you have stairgates, highchairs and travel cots available? We camp a lot so we have these items and our car is big enough for us to take them away with us but I'd guess that lots of families would need you to provide this sort of thing.

Do you have a fire guard?

Is the garden secure? If you are advertising as family and dog friendly, you need to make sure that the garden is safe, or at least stipulate on your ads that it is not secure so dogs/children need to be supervised. Also, if you're having a trampoline I would expect it to have protective sides on; I wouldn't rent a cottage if it had an unguarded trampoline as it would be an accident waiting to happen. Obviously parents should be supervising their children and animals in the garden but I would expect the owner to have taken steps to make the garden as safe as possible if I was paying good money to rent it.

Realistically, is your kitchen big enough to accommodate two families? Is there enough workspace and cooking space to prepare meals for 8-10 people? If not then I would consider advertising at the 6 people market.

A couple of other things that people have suggested already- a welcome pack with basic supplies (milk, eggs, nice bread, maybe some cake or biscuits) is always lovely; leaflets and local information (OS maps??). We once stayed in a cottage that had leaflets for all of the local takeaways and restaurants, that was ace . A selection of books looks homely and is also useful. A small supply for kindling/coal/logs.

With regard to sofas; we like leather. If you buy decent quality, it's not cold, and it's far easier to keep clean if there are children and dogs around . You could have some lovely throws and blankets around for people to get snuggled up.

Sorry if I've just repeated what other people have already said.

Your cottage has a lot of potential. I'm slightly envious as I'd like to do this at some point in the future. Good luck!

Oh and yy to king size, and preferably without footboards- my dh is over 6' and has been miserable on holidays where we've had a double bed and/or footboards.