Available rooms

Before deciding how many people you are intending to market your property for, it is worth looking seriously at the rooms and amount of space you have available. Do not automatically assume that you will generate more income simply by marketing your property to cater for more people. There is no point in putting your property up for letting stating that it sleeps eight people if this means cramming extra beds into three standard-sized bedrooms. Although bunk beds enable you to accommodate more people in limited space, you will be marketed suitably towards children, and you are then effectively limiting your occupancy to school holidays.

When deciding on the number of people you intend to accommodate, in addition to the number of bedrooms you have on offer, look at the size of your living accommodation. You will need to have an armchair or comfortable sofa seating for every guest you aim to accommodate, and your lounge must therefore have adequate space. Your kitchen and dining area must also be looked at carefully. Is your kitchen really large enough to cater for ten adults or would you be better aiming for eight or even six? There should be adequate seating in your dining area to enable every guest to sit comfortably at the same time.

Another point worth considering is the number of bathrooms your property has to offer. If you market your holiday let through an agent, they may well insist on a certain number of bathrooms if you are intending to let your property to a large number of guests. It is far from ideal to market a property for ten guests if they all have to queue for one bathroom. It is usually expected that a property large enough to accommodate six people or more should have a second toilet and hand basin.

Finally, take into account your outdoor area. If you have a garden or patio suitable for entertaining, think about providing a barbecue for your guests to use. If you do decide to make the most of your outdoor area, make sure you have sufficient garden furniture to accommodate all of your guests together.

What to provide in each room

Before deciding what to provide in each room of your property, it is a good idea to sit down and work out how much money you can reasonably afford to spend. It is probably true to say that your initial outlay will be rather high, as you will have the whole house to furnish. Look at the amount of rent you are intending to charge and work out how many weeks’s rental you will need to receive to recoup the money spent on furnishing the property. Depending on the area and type of property you have, you may only be able to let your holiday home during the summer season, say for 12-16 weeks per year, and in this case it will obviously take you much longer to recoup your costs than if you have the potential to let your property for 30 or more weeks per year. Like any new business venture, you will need to invest money from the start in order to set up your business and before you can begin to reap the profits. There are three options you can choose from when deciding how much to spend on furnishing your property.

• 1.Expensive. This includes top-of-the-range furniture, sumptuous furnishings, hand-made kitchens, whirlpool baths, etc. The type of property you own will have to be impressive enough to justify this kind of expense, and the rent you are able to command will have to be sufficient to recoup your costs.
• 2.Middle of the road. This is probably the best option, and is the one that most landlords opt for. Choose reputable suppliers and try to do your shopping when the sales are on. It is possible to purchase bed linen, kitchen accessories, towels, cushions, etc. at knock-down prices in stores such as Next, Marks & Spencer and Laura Ashley. You can create a statement with luxurious fabrics at a fraction of the cost if you shop carefully and have an eye for a bargain.
• 3.Cheap. This option is probably a false economy, although in some cases it may be a necessity. If you do choose to purchase cheap goods from discount stores, be prepared to have to replace items more frequently as they will not stand up to the wear and tear of letting. If you funds are very limited then perhaps look at saving money on items such as crockery and glasses, towels and bedding initially, and use the bulk of your capital to purchase larger items such as decent beds, lounge furniture and a dining suite. These items will be expensive to replace frequently, whereas soft furnishings can often be replaced cheaply as and when necessary. Remember also that if you choose to furnish your property at budget prices, it will be apparent to your guests, and therefore you will be unable to charge too high a rental fee. Always remember that guests expect the price they pay to reflect the quality of the accommodation they get.

You will be unable to get away from the expense of the large items needed to furnish your property and you may be restricted in how much money you can save. Beds, lounge suites, tables and chairs, flooring, etc. will all need to be budgeted for. The next part of this chapter will look at each of the rooms separately and examine the essentials that it will be necessary for you to provide.

Kitchen

It is highly unlikely that you will replace the entire kitchen in your newly acquired property unless it is very dated and shabby. Often a kitchen can be updated quite easily by simply replacing the cupboard doors and handles. If, however, you have to replace the entire kitchen, go for the best-quality units you can afford. The kitchen is a high-traffic area and will be prone to huge amounts of wear and tear. Cheap units will become worn and damaged very quickly and the expense of refurbishing the entire kitchen is not something you should want to be doing every couple of years. Opt for easy-to-clean cupboard doors, and avoid patterned grooves or bevelled edgings which attract dirt and grease and can be difficult to clean in a short space of time.

Work surfaces should be clean and in good condition, free of cracks and splits, which harbour dirt, germs and food particles. A window or other adequate ventilation is paramount in the kitchen. Good-quality flooring is also essential. Opt for a wipe-clean floor of either linoleum or tiles and avoid any type of carpet that will be difficult to clean if spills are made. Rugs can be dangerous on tiled floors or linoleum, and these should be avoided at all costs in the kitchen area.

Appliances

After the actual units, white goods and electrical items will be your biggest expense in the kitchen. You will need to provide a good-quality, clean fridge and freezer (these can be combined) If space is limited, it is acceptable to provide a fridge with a small freezer compartment, though this may alienate larger parties of guests and families who will see a full freezer as a necessity. If you have the space, it is best to provide both. Another expense is oven and hob. If your kitchen does not have a built-in oven, try to purchase one that is self-cleaning. These do cost more but they will save you a great deal of time when cleaning your property. There is nothing worse for new guests than to be greeted by a filthy oven: cleaning the oven is not something that is high on the holiday-maker’s agenda. In the few hours you or your housekeeper has to clean your property, after guests leave and before the new arrivals, you do not want to be faced with scrubbing the oven. Choose your hob carefully: again, look at the cleaning aspect and opt for something that is easy to wipe over.

Washing machines are considered a necessity in any holiday home. It is true to say that some guests would not dream of washing on holiday, especially if they are only at the property for a week. However, on the other hand guests with young children may need to wash frequently. Opt for a washing machine with a high spin speed and a half wash or economy option.

Although you may not consider a tumble dryer to be a necessity for holidaymakers, you may like to think about how your guests will day their washing if the weather is poor. If you are going to provide a tumble dryer I would advise you to purchase one separate from your washing machine. Combined washer-dryers are often more expensive to run. If you opt for a high spin speed on your washing machine, the time that clothes will take to dry in a tumble dryer will of course be drastically reduced and it will therefore be more economical.

It can be a difficult decision to make regarding the provision of a dishwasher. Although considered a luxury not many years ago, they are now probably classed as a necessity in most house holds. Certainly properties that accommodate parties of six guests or more would benefit from having one.

Microwaves are another essential piece of kitchen equipment. Touch pad controls are much simpler to use and avoid the wear and tear of constantly used dials.

A vacuum cleaner is an essential piece of household equipment. Although holidaymakers are unlikely to spring-clean your home, they probably will run around with a vacuum cleaner from time to time, especially if they have pets or young children. Choose a good-quality cleaner that does not require dust bags. Guests may use the cleaner but they will be loathe to empty a full dust bag and therefore the vacuum cleaner will not work to its full capacity. Combined wet and dry vacuum cleaners are good investment, as minor spills can be cleaned up easily, but these can be expensive. If your property is on several levels consider investing in two vacuum cleaners so that guests and you/your housekeeper do not have to carry heave equipment up several flights of stairs. If your are intending to provide more than one vacuum cleaner, opt for an upright and a cylinder type and please everyone!

Kitchen equipment

Equipping the kitchen will probably take up a large amount of your budget, as there are many essential items to provide. It is difficult to know exactly what to provide in a holiday let, but don’t assume that most holiday-makes eat out every day and therefore you only need to provide the very basic items. Try to anticipate every holiday-maker’s requirements and aim to please as many guests as possible with a variety of good-quality kitchen accessories. It is not easy to please everyone and what one person may consider a luxury another may consider an absolute necessity. It is vital that you provide a minimum of one set of cutlery and crockery for every guest your property can accommodate, and more if your property has a dishwasher. Take into account the possibility of breakages and ensure that there are at least a couple of extra cups, glasses, plates, etc. for this eventuality.

If you decide to market your property with an agency, they will be able to furnish you with details of what they consider to be the minimum requirements for a property of your size. However, if you are intending to market the property yourself, the following is a guide to the minimum amount of equipment you will need to provide in your kitchen

Items per person (extra sets will be needed if your property has a dishwasher)

Cereal bowl	Dessert spoon
Soup bowl	Teaspoon
Dessert bowl	Soup spoon
Dinner plate	Egg cup
Side plate	Tumbler
Mug	Wine glass
Teacup and saucer	Beer glass
Table fork and dessert fork	Spirit glass
Table knife and side/butter knife

Remember that provision of the above items must also take into account any breakages and you are advised to make sure you have spares.

Kitchen equipment

Bread board	Milk jug
Chopping boards (plastic – clearly labelled for meat, vegetables, etc.)	Tea, coffee and sugar canisters
	Sugar bowl
Biscuit/cake tins	Grater
Storage containers, for example Tupperware	Ice tray
Butter dish with a lid	Iron
Toaster	Ironing board
Toast rack	Measuring jug
Teapot	Colander
Kettle (preferably electric)	Condiment set
Coffee maker/cafetiere/cappuccino maker	Kitchen scales
	Salad bowl and salad servers
Tray (preferably two)	Flower vases
Water jug	Fruit bowl
Serving dishes	Gravy boat

Oven wear

A minimum of one large, one medium and one small saucepan with lids (if your property accommodates a large number of guests, make extra provisions).

Baking tray or tin	Roasting dish
Casserole dish with a lid	Pie dish
Frying pan	Yorkshire pudding tins

Kitchen utensils

Knives – a good selection of quality knives, including a carving knife, a vegetable knife and a bread knife.

Knife sharpener	Serving spoons(amount dependent on number of guests)
Bottle opener/corkscrew
Scissors	Ladle
Potato peeler	Fish slice/spatula
Potato masher	Straining spoon
Tin opener	Trivets
Sieve	Tablespoons
Wooden spoons	Tea strainer
Whisk	Mixing bowls

Kitchen sundries

Tea towels	Duster
Oven glove	Vacuum cleaner
Apron	clothes line
Tablecloths	clothes pegs
Table mats	clothes prop (if necessary)
Coasters	Torch
Dishcloths	Spare light bulbs and batteries
Floorcloth	Doormat
Mop	Washing-up bowl
Bucket	Drainer
Sweeping brush	Dustbin with lid
Dustpan and brush

A selection of cleaning equipment (it is a good idea to provide the basics such as toilet cleaner, washing-up liquid, dishwasher tablets, disinfectant and a bathroom/kitchen cleaner – not every guest will use them but they are more likely to do some cleaning if the equipment is provided. Guests are unlikely to want to pay for materials to clean your house).

Useful additions

If you allow pets in your property, then provide a mat and two feeding bowls.

If you allow smoking in your property, provide ashtrays. In addition to the above items that many people would consider essential, you may also wish to add other pieces of equipment, perhaps objects that you yourself would use. For example, useful items not considered essential but that are often useful and would be appreciated, are:

Garlic press	Bottle stoppers
Pestle and mortar	Steamer
Ice-cream scoop	Nutcrackers
Blender	Lemon zester
Wine rack

Providing a selection of cookery books would add a nice personal touch and you will be surprised at how many people will use them. Often people who enjoy cooking but who lack the time at home will indulge their passion on holiday, and trying new recipes is something they will enjoy.

It is essential that your kitchen is equipped with the basic safety provisions such as:

Fire extinguisher

Fire blanket

These items should be placed in full view and be clearly labelled.

Living room

This is another room which, initially, will be rather expensive to furnish. Although you do not need to buy everything top of the range, you must ensure that the living areas of your property are comfortable and spacious enough to accommodate the maximum number of guests it is advertised for.

When deciding on the type of furniture to purchase, look carefully at the proportions of the room and buy appropriately. Remember, if your property accommodates six people then there must be sufficient seating from either armchairs or sofas to house everyone. Leather suites, though initially expensive to purchase, will last for years. They are hard-wearing and easy to clean. Often a damp cloth is all that is needed to clean up spills and remove marks. Fabric upholstery will get dirty quickly, and unless you choose furniture with removable covers it will be difficult to keep this kind of suite looking good, especially if you are allowing young children and dogs to use your property. If you do purchase an upholstered suite, opt for good quality and consider having a stain guard added to ensure the furniture stays looking good for as long as possible.

Next to the suite the other expense you will have when furnishing the lounge area is the flooring. If your property is already carpeted to a decent standard, try to work with what you have. New carpets, although they will enhance your property, are not a good idea in a holiday let unless you have no other option, as they will get dirty. Guests will invariably walk through your house in their outdoor shoes, treading mud, sand, etc. into the flooring. Dogs may have muddy paws, children will spill drinks and food will get dropped. New carpets will only stay looking new for a relatively short time. If the existing carpet is in good condition, consider having it professionally cleaned and purchase furniture and accessories that will blend with it. A reputable carpet-cleaning company will clean the carpets in an average-sized three-bedroom house for around £300. Shop around and ask if they will often a discount to you as a holiday home owner, if you agree to have your carpets cleaned by the same company annually. Depending on whether or not your are allowing pets and children into your property and on how many weeks you are intending to let your holiday home per year will be the deciding factor when planning how often your carpets will need to be professionally cleaned. It is probably fair to say that a good, thorough clean once every 12–18 months will be necessary. This may seem an expense but carpets harbour dirt and dust mites no matter how often you vacuum, and it is much more economical to have them cleaned regularly than to replace them.

Another option you may like to consider for flooring is bare floorboards. This will obviously depend on the age of your property and the condition of the floorboards. Bare boards are hard-wearing and mud and spills are much easier to get up from them than from carpets; however, you should take into account the noise factor and the need for sanding and re-sealing.

Entertainment equipment such as a colour television is a necessity in a holiday home. Ensure that the reception is good and provide a booster aerial if necessary.

Invest in good-quality, medium-weight lined curtains. If you purchase cheap curtains your guests will be able to tell and you will risk cheapening the rest of the room. Good-quality curtains do not have to be made to measure and they can be purchased at reasonable prices in the sales of shops such as Marks & Spencer, Next and Laura Ashley. Spending a little extra on curtains will pay off as they will last years and enhance the look of your living room.

In addition to the larger items required to furnish your property’s living room, the following is a list of items considered essential by today’s holiday guests:

Video recorder or DVD player	Fire accessories such as a fireguard, coal bucket, log basket and companion set
Occasional tables
Table lamps	Pictures or wall hangings
Cushions and throws	Ornaments

In addition to the above ‘essentials’, consider providing some or all of the following to help your guests feel comfortable and enjoy their holiday:

Games console and games	Leaflets for places of interest
Videos or DVDs	Local maps
Games – classic family games such as Monopoly, Ludo, etc. are a sage bet	Visitor’s book
	CD player and a selection of CDs
Jigsaws	Wastepaper bin
Playing cards	Pictures

Dining room/area

If your dining area is an extension of either the living room or kitchen, try to continue the same theme throughout. For example, if your dining area leads from the lounge and has two windows, choose the same curtains and upholstery for the chairs/suite to ‘tie’ the room together and create a feeling of continuity.

A good-quality dining suite is essential. It is important to remember that all your guests must be able to be seated comfortably around the dining table together. Think carefully about the kind of dining room chairs you choose. Fabric-covered chairs may get marked with food and drink and plain wooden chairs risk being uncomfortable. A good idea, therefore, would be either to select chairs with removable covers that can be machine washed or provide cushions for additional comfort wooden seating.

Flooring is another difficult choice. If your dining area is an extension of the lounge, then the choicer will already be made for you as it is likely to be carpeted the same. If however, you have a separate dining room or your dining area leads from the kitchen, them consider either a laminate floor, bate boards, linoleum or tiles. These types of floors are easy to keep clean and food spills can be wiped up with ease.

Other items you should provide in the dining room/area are:

• Lamp
• Wastepaper basket
• Highchair (if your property accommodates
• babies or young children
• Pictures or wall hangings
• Ornaments

In addition to the above necessities, you may like to provide an extra touch with a display cabinet or wine rack.

Bedrooms

The most expensive items of furniture you will need to purchase for the bedrooms will be the beds. It is important that you do not buy very cheap mattresses as these will be uncomfortable and need replacing often. A good-quality mattress should last several years, depending on how often your property is let and therefore how often the beds are slept in.

Try to accommodate the majority of guests by opting for medium, interior-sprung mattresses. Slatted bases are easy for cleaning, as most vacuum attachments can reach underneath. On the other hand, drawer divans can be very useful for storage.

It goes without saying that there must be sufficient beds for the number of guests your property can accommodate and, if you supply bunk beds, your guests must be made aware of this before they book their holiday. Bunk beds can really only be successfully marketed for children and by providing these, although you may be able to sleep an extra person, you will be limiting your holiday lets to families and therefore primarily to the school holidays. Limitations like these should be avoided whenever possible.

If your property does not have fitted furniture, you must provide somewhere to hand and store guests’ clothes.

Bedroom carpets need not be expensive as very little of them will actually be on display once the furniture is in place. Good-quality lined curtains or blinds should be hung at the windows. Consider the privacy aspect of your bedrooms and, if necessary, provide net curtains or voiles if your property is overlooked.

Other items you will have to provide in the bedrooms are:

• Bed linen – a minimum of two complete sets of bed linen should be purchased for each bed. It may be preferable to provide three sets if laundering is a problem.
• Washable mattress protectors for each bed. It is a good idea to provide a plastic waterproof cover if you are letting your property to families with young children.
• Pillows – two for each guest
• Duvets – one per bed
• Pillow protectors
• Additional blankets
• Wardrobes – these may be fitted or freestanding
• Chest of drawers of dressing table
• Mirror
• Bedside tables
• Bedside lamps
• Coat hangers
• Pictures

You can furnish your bedrooms to a good standard in a way that will appeal to your guests by sending a little more money on extras. Items such as a bedside clock and radio and a hair dryer will make all the difference. Small ornaments should be used to dress the room.

Bathrooms

If the bathroom suite is in good condition then this room should be relatively inexpensive to furnish. If you are thinking of replacing the suite, opt for one in white with quality fittings that won’t date.

• Bathroom cabinet
• Mirror
• Towel rail
• Toilet brush and holder
• Toilet roll holder
• Soap dish
• Tumblers
• Waste paper bin with a lid
• Bath mats
• Towels (one hand towel and one a bath towel pr person)

You will need to provide the following in the bathroom: Additional items to add that luxury feel could be bathroom scales, toiletries and a shaving adapter plug. Toiletries can be bought in bulk, which makes them cheaper to purchase. Rotalux Ltd sells a good range of exclusive toiletries at very reasonable prices. For a brochure and further information, contact Rotalux Ltd on 01704 500386 or visit their website: www.hoteltoiletries.com

Ideally the flooring in the bathroom should be washable, for example linoleum or tiles, and bath/pedestal mats provided.

Conservatory

If you are lucky enough to have a conservatory at your property, make sure you furnish it in a manner that will enable it to be used all year round. If there is no heating then consider adding some in order that guests can utilise this area throughout the winter months. A tiles floor is a good choice in a conservatory as guests will probably be entering this space from the garden/outdoor area.

consider furnishing the conservatory with the following items:

• Cane or wicker furniture with adequate seats to accommodate the number of guests
• Coffee table
• Lamp

Personal touches such as a wine rack and ornaments will add a homely feel.

Laundry room

Your property may or may not have separate utility room, but even if it doesn’t you will have to provide the following items, which should be stored in an appropriate area:

• Iron
• Ironing board
• Laundry baskets (one for clean clothes and one for dirty laundry)
• Clothes line
• Pegs
• Clothes prop
• Clothes airer

You may also decide to provide soap powder and fabric conditioner, but this if often a personal choice and will also depend on the rental fees you are charging.

Garden and outdoor area

If your property has a garden or small patio area, it is a good idea to provide garden furniture for your guests. Even the smallest outdoor area can be enjoyed in the summer months and guests will appreciate the option. It is important to remember that while the garden must appeal to adults, it must also be child-friendly and easy to maintain.

You may wish to employ the services of a gardener if your outdoor area is of a substantial size but, if not, it is important that you are able to maintain the property in a short space of time. Bear in mind that you will need to tidy the garden, cut the lawn and water the plants all on the changeover day when the entire house also has to be cleaned and the laundry done! Evergreens and perennial plants are a good choice as they provide year-round colour with the minimum of effort. Window boxes and plants pots, while creating a dramatic visual impact, can be very hard work and, if your guests fail to water them, they will quickly die off. If you do want to use these, consider buying compost and slow-releasing gels and crystals that retain water.

Think about providing the following in the garden or outdoor area:

• Table and chairs – sufficient to accommodate the maximum number of guests
• Parasol and base
• Barbecue and cooking utensils
• Playground equipment
• Dustbins with lids

If you have a small garden or a patio area and have decided against pots and tubs of flowering plants from a practicality point of view, try brightening the space up with a few well-chosen garden ornaments. Garden centers sell a huge selection of resin, stone and cane ornaments at reasonable prices which are designed to withstand even the harshest winters and these will provide a focal point for your outdoor area. Be warned-plastic gnomes are not advisable!

Child- and pet-friendly properties

If you property is being advertised as welcoming dogs and children, then it is important that you are seen to mean this when furnishing your property and not saying this simply as a way of increasing your bookings. A holiday that accommodates children but has no equipment for them will not go down well with parents! The following are essential for a property that welcomes children:

Babies and young children

• Cot – this can be a conventional cot or a travel co with a suitable correctly fitted mattress
• Highchair with correctly fitted harness
• Stair gates – sufficient for the number of flights of stairs in the property. A gate should be provided for both the top and the bottom of each flight of stairs.

A nice touch would be to provide a selection of good-quality, clean toys and a selection of melamine or plastic bowls, plates and cups together with suitable cutlery. Feeding bibs can be picked up very cheaply and add the personal touch. All these will help guest to feel that their children really are welcome and not just tolerated!

Pets

Although some guests may request to bring their cat, hamster or even rabbit, the most common pets to holiday with their owners are dogs.

Many people choose holiday accommodation in this country on the basis that they can bring their dog along with them. If your property is in the countryside with lots of good walks on the doorstep, you will probably get many guests requesting to bring their dog along. Provide a mat and two feeding bowls. Place these bowls in the room that You would like them to stay in, for example the conservatory or the utility room, and most guests will respect your wishes and feed their animals where you have placed the bowls. It is also a good idea to provide a few old towels that guests may use to dry their dogs off with before they enter the house. This will save your carpets, and also reduce the risk of guests using your beautiful Egyptian cotton bath towels for the same purpose!