Disclaimer "For Sale" on Confirmation email ?

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Our B and B is for sale and probably will not sell "overnight".  In case it does not sell before next summer, I would like to open  the 2013 calendar for bookings. The problem is - what if the house sells as a "residence" and not a B and B.  I need an idea for wording the confirmation email.  I already have a disclaimer stating we may cancel a reservation up to one month prior. Any ideas or input would be greatly appreciated.

 

 

 

 

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I'm going to take a different tack in responding by asking what seems to me a more fundamental question you hinted at.  The other posts already made good points.  My comment, or question is, have you analyzed what your property is worth if sold as a residence, versus as a B&B, and which way to pursue the marketing of it?  If not, why not?  It sounds like this has not been done or you wouldn't be making the comment you did that you don't know which way it will be sold, etc.  It strikes me that you, and/or your real estate agent and/or advisors familiar with the two markets/sale prices either way, etc. would want to have done that exercise, picked a path, and pursued it to the possible exclusion of the other. That would then answer the question you asked.  If you've determined your highest likely price - assuming that's what you're looking to maximize - is as a B&B, then you want to take all the bookings you can as that's an asset to a prospective buyer.  If you're going to sell as a house, your local real estate agents should be able to give you an idea of time on the market to a sale for houses at your price point, style, location, etc.  Seems like that one analysis and the strategy decision as to what you are marketing for sale will give you the answer to your question that others have commented on?  Or am I missing something?

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Highlands John's picture
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I was talking to friends this morning who have a holiday let. When they put it on the market back in the Spring they cancelled several bookings from loyal customers in Nov and early Dec, because they felt it was the fairest thing to do. Now they wish they hadn't, although they still think it was the fairest thing to do at the time.

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Joey Camb's picture
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vacation rentals usually - round here anyway sell as houses - Most of the BB's however just arnt shifting one we went to see is still on the market 3 years later so I wouldn't be rushing to worry about it. Plus if you do sell as a bb you are lowering your value as the "business" will be worth less due to less forward bookings.

In the last 3 years here 2 bed and breakfasts out of 10 up for sale have sold and 1 of them sold at the same price it was bought for 8 years ago they were that desprarate to get it shifted. - its now 4 flats because a builder was the only person they could get to buy it.

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Arks's picture
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1818 SHH wrote:

I already have a disclaimer stating we may cancel a reservation up to one month prior.

I'd never thought of doing that, but I think it's a good idea, whether one's for sale or not. You never know when something might come up. Can you share some suggested wording for this disclaimer?

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Madeleine's picture
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Arkansawyer wrote:

1818 SHH wrote:

I already have a disclaimer stating we may cancel a reservation up to one month prior.

I'd never thought of doing that, but I think it's a good idea, whether one's for sale or not. You never know when something might come up. Can you share some suggested wording for this disclaimer?

You're kidding, right? You would stay at a place that has in their confirmation that they reserve the right to cancel their part of your vacation up to a month prior?

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BBBBoB's picture
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I agree with Madeleine on this,  do not think that is a good idea. 

Highlands John's picture
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People don't see the confirmation until they've booked and most people don't read it anyway....but if I was going to put it anywhere I'd put it in my terms and conditions.

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10/07/2008

Let me tell you what happens when you share publicly you are for sale with guests:

  1. Innkeeper's with hearts no longer in it
  2. Deferred maintenance
  3. Ratty linens

So you do not want to ever tell them you are for sale. This means they will be staying in a less than par lodging. Whether this is the case or not, you will lose bookings.

Even with your listing, don't put your INN NAME wherever you list it, or they will see it when they Google. I pitched a fit when they had ours showing with our inn name, when I specified not to. I have had guests approach me and say "This is none of our business by I saw you were for sale, what happened?" And then you get to deal with all of that!

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Don Draper's picture
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I totally agree, don't say anything.

We are for sale, and because our Inn has been here a long time it has a lot of name recognition and thus it's actually helpful to have it listed with the name.  No "For Sale" sign or anything, but yes some repeat guests have saw our listing and we were completely unprepared for so many "Oh my gosh, what's wrong???" comments.  I could never imagine asking someone such a blunt question, and frankly the first few times we laughed out loud.  Now it's our joke, as we're driving around and see cars or houses with "For Sale" signs..."Oh my gosh, I hope nothing's wrong!"

Sigh...bless their hearts...

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Arks's picture
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Don Draper wrote:

What you call love was invented by guys like me to sell nylons.

Love it!

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Ha ha, from the man himself, Season 1!

 

Highlands John's picture
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I would say nothing, I personally would be put off making a booking if I knew the property was up for sale.

As others have said, if you take bookings and it doesn't sell all well and good, if you have bookings and it sells as a B&B the new owners will be more than happy to take them and if it doesn't continue as a B&B all you can do is your best to be fair by people and if they don't like it they can B & M on ta to their hearts content.

Joey Camb's picture
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I wouldn't say anything - if and when the time comes then I would email all the people with bookings giving them a list of local bb's contact details this seems to be standard procedure where i am.

However there have been sales where the owner has just disappeared! people were turning up to check in! this also seems to be the case where properties have gone bust - no one thinks to inform guests! we have just had one locally -never a very successful operation and later oom s and book in .gcom were still taking bookings till I rang and informed them!

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camberleyhotelharrogate@yahoo.co.uk wrote:

I wouldn't say anything - if and when the time comes then I would email all the people with bookings giving them a list of local bb's contact details this seems to be standard procedure where i am.

However there have been sales where the owner has just disappeared! people were turning up to check in! this also seems to be the case where properties have gone bust - no one thinks to inform guests! we have just had one locally -never a very successful operation and later oom s and book in .gcom were still taking bookings till I rang and informed them!

Had the same thing near hear. New people took over a hotel then lots of guests turning up with gro upo n bookings they knew nothing about, now they are getting grotty reviews on ta even though the problem is nothing to do with them.  

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05/30/2008

I agree.  Just proceed as usual.  Have you ever booked a dinner reservation & the restaurant closes?  They never say a thing.  If you do end up selling as a residence, you can contact the prospective guests and refer them elsewhere.  Circumstances change & folks usually understand that.

We are still getting calls for rooms almost 3 years after closing the biz....

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05/22/2008

Good luck! But don't say anything. You will have time to deal with it when and if the time comes.

Hillbilly's picture
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I agree! You will lose bookings if you do this! Deal with it when the time comes! If you think it might sell do not take bookings except for 3 months out and limit the deposit you take incase you have to refund it. Good luck!

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gillumhouse's picture
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05/22/2008

You are not sold yet. IF it sells (may you be blessed with a quick sale), you will not close overnight. You will have time to deal with reservations PLUS if it sells as a B &B  (which you are probably hoping to do) reservations will be a good thing.

Madeleine's picture
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09/29/2011

I wouldn't mention it at all. What if it doesn't sell and you need the money next summer? Telling guests you reserve the right to cancel them will just have them calling back to cancel instead.

Hopefully you know other places you can send guests to in case your place does sell privately.

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10/07/2008

Don't say a word.

Don't count your eggs before they are hatched.

If it happens, then you deal with it then. Smiling All the best, hope it sells~

Edited to add: Joni add a for sale listing here or link. Couldn't hurt!  Smiling

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