Previously, it was believed that mini-hotels are in demand in cities with over a million population or resort areas, now the possibility of economical living is valued in any city. One of the reasons for the rapid development of this business is a good demand among customers, especially in the middle price category. However, in a large spectrum it is necessary to correctly find your niche.
For the official registration of a large hotel you need to buy or build a building, which is not so simple. And for mini-hotels, this problem is removed: they can be located in residential premises, that is, apartments, both purchased in ownership, and leased.
Each of us in life at least once came across both with renting a home for a long time, and with finding a place to stay for a couple of days in a city, looking for a hotel for recreation. The sphere of tourism and hospitality grows and develops, offering its guests all new services. This business has many directions: someone opens a huge hotel, and someone creates a mini-hotel in several apartments.
According to some reports, most of the client flow falls on small format hotels, since it is here that they find comfort and simplicity for a modest fee instead of the impersonal approach of network giants. How to find your niche in such a stream of demand and organize an effective delivery of real estate, Anna Batala told Anna Kataeva, who proved by her example that this business is profitable and stable, and also allows you to constantly communicate with interesting, traveling people. In her management in the apartment building is a mini-hotel, which includes rooms – studio apartments.
Where to start?
But you still need to decide what format the mini-hotel you are going to open: buy or rent a whole residential building or organize it in living quarters (apartments, communal apartments, dorm rooms). The first option is expensive, with investments and registration of a large number of documents, the second one is more economical and pays off faster (besides, if you are just starting a business, it is better to start with it). After that, it is necessary to audit the market and audit competitors. The capacity of the market needs to be looked at in a wide range: what hotels are, what numbers they offer and at what cost. Analysis of competitors for mini-hotels, apartments for a day is based on the cost and duration of the deposit. According to the price range, mini-hotels are divided into hostels with very democratic prices
Anna Kataeva, the owner of a mini-hotel in Voronezh
I myself «sat down» on the phone and called up on the ads for the delivery of apartments, rooms in mini-hotels, so I personally had a picture of the market. You can go to nearby hotels and apartments and honestly say that you are going to open a mini-hotel. If the first owner does not tell anything and will find this information confidential, then he will tell the second or third, he will give you some advice, and you will also see how everything is arranged with them. Another analysis of competitors will help determine the range of services. I will say just in case that Wi-Fi should be free! I’ll give you a personal example: my property is in the property, and I have places in the guarded parking lot near the house. If the real estate was on lease, most likely I would provide this service for a fee, but I allow it to be used free of charge, this is my additional bonus to the guests. I also offer them tea and coffee.
Owners of mini-hotels are increasingly refusing the services of hourly rent: first, the costs of compulsory cleaning of the premises after the departure of guests do not cover the income received, and secondly, this service spoils the reputation, as they often use for intimate meetings.
As for the set of additional services, everything is organized at your discretion (budget and opportunities): for example, you can conclude an agreement with a nearby fitness club and offer customers a fitness room at a discount. It is very advantageous to conclude an agreement with local travel agencies and excursion organizations for the provision of accommodation services for tourists. This will help you avoid idle rooms and create additional advertising on a profitable «word of mouth»: guests of your hotel will tell you about their city. People very much trust the personal experience, impressions and advice of those who have already lived in this place.
Investment size
It is impossible to name the exact amount. It depends on various factors: whether it is a premise or your property, what level you will make repairs and buy furniture. If housing is rented, then the owners often provide furniture. And for the purchase of simple furniture for one-studio studio, the amount will not go far for 50 thousand. For bed linen, slippers, towels, dishes, hygiene products will go plus or minus 15 thousand. Then multiply by the number of rooms. Save on furniture and plumbing is not worth it, it will be more expensive to change them often.
I’ll advise you to order bed linen from China, I later optimized this cost item: at the same cost as in local shops, it is better quality and longer. Advantageous optimization is to put a washing machine in the room, so as not to wash clothes in the laundry. And immediately after drying it can be patted by the maid. Hygienic and detergents can be purchased in bulk in supermarkets.
When creating a mini-hotel, the bulk of the expenses (75%) goes for the purchase or long-term lease of the premises, 15% – for repairs, furniture purchase, 10% – for advertising, purchase of laundry, supplies.
Step-by-step instruction
For an apartment hotel the scheme of actions is very simple: several apartments are bought or leased in the house, furniture is repaired, furniture is purchased, business is legally formalized, advertising on the Internet is made on thematic sites. It should be noted that this business «leaves» on the Internet, in the past there were announcements in the newspaper. Almost everyone looking for accommodation uses services such as Booking, Airbnb, various sites for daily rent.
On the sites of daily rent, I buy paid placement of ads, so they are in the top – this provides a larger client flow. It costs about 1000 rubles. Sites like Booking, Airbnb take commission from the cited customers.
On the same sites, people are very active in leaving their feedback, so staff should be carefully selected, since shortcomings in his work immediately resonate with clients. And it is desirable not to use one-off services of cleaning companies, but to employ employees who will be constantly responsible for the quality of cleaning of premises. The administrator who settles in and explains to guests how everything is arranged in the room should be a person not only punctual, but also hospitable, ready to answer the questions of interest to guests who are the first time in this place. You also need to constantly work with staff: to hold meetings with them, to teach hospitality and the ability to always be positive at work, since the mood is an important part of the impressions of the guests not only from the hotel, but also from the city as a whole.
Often, I populate myself, because I like to welcome guests, communicate with them and immediately receive feedback. On the same site, My rating is 8.4 out of 10. This is a very good score!
A place
This is one of the most difficult and key points. The success or failure of the whole matter will depend on it to a greater extent.
Several years ago, just during my opening in Voronezh, the development of domestic tourism began, so I read a lot about the Russian hospitality industry. In addition, Voronezh is a transit city, through it go to Moscow, St. Petersburg, Sochi, the Crimea and back, and often stop to rest here, so a room in a mini hotel for a couple of days is a very convenient and economical advantageous option for tourists . As a rule, this is a family: a husband, a wife, children. Therefore, I successfully «hit» my target audience. Also, I decided that in my rooms there will be 4 beds, and not 2, as it usually happens. Thus, they can settle all together.
The choice of a place depends on what audience you are counting on. The center and the historical part of the city are convenient: the tourists will often stop here, as the attractions are close, and the center has good infrastructure. But in the central areas of high competition, so it is worth studying the situation. Perhaps in the sleeping area of your city is an enterprise or organization, which often come on a business trip. In the same way you will take a good niche.
My mini-hotel is located in the city center and next to the exhibition center. By this decision, I killed two birds with one stone: I often have visitors to the exhibition, so I provided an additional stream of clients besides tourists.
As for the redevelopment of the premises, it is better to decide: is it necessary? Reconciliation with officials and obtaining permission to redevelop – a troublesome, long and expensive. After all, the advantage of a mini-hotel is that here a person feels at home. This creates a greater comfort and causes more confidence. Therefore, try to create a homely atmosphere in the rooms, you can come up with «chips» in the design of the room: it catches the eye and is remembered. The main thing is that even the hostel does not look like a hostel, but was clean and stylish.
Documentation
There is no official classification for mini-hotels, the Federal Agency of Tourism refers to small hotels those whose number of rooms is less than 50. A common classification of owners of this business: mini-hotels in non-residential facilities (10-15 rooms), mini-hotels (up to 10 numbers). According to statistics, almost 80% of mini-hotels are owned by individuals who rent out a room by renting a contract with the guests.
Business registration begins with the registration of IP or the opening of LLC, obtaining a license for this type of activity is not required.
I have an open company, whose OKVED code refers to the rental of furnished rooms. In this format, the premises are not obliged to inspect the fire inspection and sanitary epidemiological station. I have a simplified taxation system: 6%. I also pay deductions for employees.
Guests can ask to provide documents for reporting that they stayed at your mini-hotel. To do this they need a cash receipt, a contract form 3-G. To issue checks, you need a cash register, which is registered in the tax, or you can use a cheko-printing machine that is not fixed anywhere. If you use a retake of apartments, you need a lease from the owner, in which there should be no item on the prohibition of sublease. It is also better to insure the room and repair it.
Check-list of opening
- The analysis of the market for the rental of real estate;
- Analysis of competitors (location, prices, etc.);
- Development of a business plan and an opening plan;
- Registration of IP or LLC, registration with the tax inspection;
- Search for a room;
- Estimation of a place of rent, a choice of an optimum variant;
- Conclusion of the lease agreement;
- Cosmetic repairs (if necessary);
- Purchase of furniture, bedding, etc .;
- PHOTOSESSION;
- Search and employment of staff (maid, administrator);
- Conclusion of contracts with booking systems, advertising;
- Development of shares, discounts;
- Search for an accountant for outsourcing;
- Festive opening.
Is it profitable to open
Business owners say that the payback comes quickly. Repair for a long time remains in safety, because with the daily delivery it wears less than when people live permanently.
For three years there were no excesses: neither the flooding of neighbors, nor calls of the police because of noisy parties in the rooms, no serious breakdowns of equipment or furniture. For three years of work there was only a small depreciation.
As for pricing, it is determined by the market. But the prices can be operated: if the occupancy is large in the hotel, then the price can be overstated, and, conversely, if the demand decreases, the price is reduced. This will help, and Internet services: on the same site Booking often arranged discounts and special offers. Increase profits can also be due to the sale of souvenirs or drinks and snacks (only for the sale of alcohol you need a license). You can go further and offer a transfer or an excursion program – a whole field for creativity!
