renovated/ designed bed and breakfast

Hi! I was wondering if anyone has designed their bed and breakfast personally. I am a interior design student who is creating a bed and breakfast design for my senior project, and would love to get some ideas of how you went about designing your spaces and how they are working for you. If you don't mind filling out the following questions and reposting that would be very helpful! Any information is helpful and good information, and your feedback will really help me design a well-developed bed and breakfast!
• What are some specific safety aspects incorporated into your design?
• How do you ensure room to room privacy (sound, visual, etc)?
• Is there a specific restroom layout that is standard in the industry? Do you always include a bathtub?
• What is the standard room size?
• What sort of life safety aspects have you included into the bed and breakfast designs in the past?
• What are some of the wayfinding techniques you have integrated into the design to make it more inconspicuous?
Thanks for your help!
Heather Gill

My place is different from most represented here. Most have an old house they reworked, with their own design and without major remodeling, to make a private residence into a B&B. Most 100+ year-old-houses didn't even have closets in the bedrooms, much less bathrooms in the bedrooms. Many didn't even have an indoor bathroom in the whole house!
So much of the conversion work involves working a bathroom into every bedroom. This often means bathrooms must be pretty small, and without a tub. Also, most have to work in private living quarters for the innkeepers.
In my own case, I gutted a downtown store building, taking it to one big space consisting of a floor, the 4 outside walls, and a ceiling/roof over the whole space. So I had a blank slate and made things just like I wanted. Most innkeepers don't have that luxury.
• What are some specific safety aspects incorporated into your design?
Keyless entry means there are no keys someone could duplicate to break back in after they check out. Deadbolts mean even if someone had a working door code, they couldn't get in if someone is inside the room with the deadbolt set. The innkeeper, of course, has a key to the deadbolt, but it's never shared with anybody else.
I added a fire suppression system (water sprinkler system) and smoke detectors connected to the phone system for automatic calling of a monitoring service.
Also every unit is separated from every other unit by a 2-hour-rated fire wall.
• How do you ensure room to room privacy (sound, visual, etc)?
Since I built my units from scratch inside the outer shell of the building, I was able to separate all the units from the others by heavy sound insulation. I can turn a TV up to full volume, go to the adjoining unit, and not hear the TV at all. If I put my ear directly against the wall I can hear the TV on the other side of the sound wall about as well as I can hear a faint whisper.
• Is there a specific restroom layout that is standard in the industry? Do you always include a bathtub?
Not standard at all. Quite the contrary. These are not motel rooms where every unit is an exact copy of every other. B&B bathrooms are pretty much all unique creations based on the layout of the particular bedroom the bathroom is being added to. I would say it would be VERY unusual to find any two bathrooms alike at a B&B.
No, many don't have room for tubs.
• What is the standard room size?
No standard. We're talking about old buildings built as private residences a hundred or more years ago. Forgive me, but have you ever been to a bed and breakfast? The rooms are what a family made them in 1885! No two alike. They were not originally built to be lodging, the way a hotel is.
• What sort of life safety aspects have you included into the bed and breakfast designs in the past?
I don't know what a "life safety aspect" is. Also not sure what "in the past" means. Most B&B owners don't go around creating B&Bs time after time. Once is quite enough for most folks! And we covered the safety aspects in your first question.
• What are some of the wayfinding techniques you have integrated into the design to make it more inconspicuous?
I have no idea what this question even means, and don't have the time to go look up what a "wayfinding technique" is, or why it needs to be made inconspicuous.

You've got a certain amount of what we used to call 'buzzwords' in your questions.
'Wayfinding techniques' means what in English?
'Life safety aspects'?
Being as you are looking for 'standards' your research might best be done looking at some websites devoted to B&B standards. Oh wait. There aren't any. So, you need to research what safety features are required by the general area where you'll be presenting your findings.

Morticia said:

You've got a certain amount of what we used to call 'buzzwords' in your questions.
'Wayfinding techniques' means what in English?
'Life safety aspects'?
Being as you are looking for 'standards' your research might best be done looking at some websites devoted to B&B standards. Oh wait. There aren't any. So, you need to research what safety features are required by the general area where you'll be presenting your findings..

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Morticia said:

You've got a certain amount of what we used to call 'buzzwords' in your questions.
'Wayfinding techniques' means what in English?
'Life safety aspects'?
Being as you are looking for 'standards' your research might best be done looking at some websites devoted to B&B standards. Oh wait. There aren't any. So, you need to research what safety features are required by the general area where you'll be presenting your findings.

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Kudos, Morticia!! You just said everything I did in my own response, with 1/20th as many words.

Heather, I think you need to get your head out of the books and into different b&bs. Have you every been to any?

I started with house that was built in 1912 (electricity came to my City in 1913) with electric wiring and (gasp) an indoor bathroom with claw-foot tub, sink, and water closet (tank mounted on the wall above the bowl portion complete with chain pull). The house was a Four Square with front and back porches.
First reno - the Gillums moved their bedroom from upstairs in late 1940s to early 1950s into the dining room, which moved to the kitchen, which moved to the back porch. Mrs. Gillum also had half the front porch enclosed to have a sun room with none of the dust, dirt, and noise caused by the Post Office that was at that time next door.
What are some specific safety aspects incorporated into your design?
Windows accessing the porch roofs are on latch for fire escape - Fire dept and Police Dept are across the street. Each guestroom has a deadbolt lock - the shared bathroom has a deadbolt lock and I have the only key. New construction has entirely different regs - even in West Virginia
• How do you ensure room to room privacy (sound, visual, etc)? Guests shut their doors and are considerate of others. Privacy and sound are controlled by being small and off the beaten path. So far the wood-fiber vibrating snorers have been the only guests in-house. Same with fussy babies. GOD smiles down on me for this one.
• Is there a specific restroom layout that is standard in the industry? Do you always include a bathtub? Standard layout? (sorry, snicker) 60 inch shower in one bathroom - the other has the tub original to the house AND a 48 inch shower (had visions of having to grease a guest out of a 32 inch shower (eeewwww))
• What is the standard room size? Whatever the builder made them when they were built - each is unique
• What sort of life safety aspects have you included into the bed and breakfast designs in the past? No such thing as past - I only had time for one start-up in my lifetime.
• What are some of the wayfinding techniques you have integrated into the design to make it more inconspicuous?
Wayfinding? Ahhh - take steps down and either open the door to go out OR follow the carpet into the dining room if you are hungry

Breakfast Diva said:

Heather, I think you need to get your head out of the books and into different b&bs. Have you every been to any?.

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Of course I have, many all over the united states. I am doing interview questions to get a large span of information to pull from.

"Standards" if there were standard room size, standard bathroom layout, standard this, standard that, we may as well be another hotel.
You say you have been to many B&B's across the country, if so you would know there are no standards.
My suggestion is for you to give some innkeepers in your area a call and set up a time to meet them and take a tour. As questions during your tour -
If you could start from scratch - what would you change or have designed differently?

heathergill said:

Breakfast Diva said:

Heather, I think you need to get your head out of the books and into different b&bs. Have you every been to any?.

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Of course I have, many all over the united states. I am doing interview questions to get a large span of information to pull from.
.

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heathergill said:

Of course I have, many all over the united states. I am doing interview questions to get a large span of information to pull from.

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Sorry, but your questions don't seem like you have. If you've been to b&bs, you would know that nothing is standard, yet you're asking if there are standards sizes of rooms, baths, etc. If you ask more pointed questions, you may get some better information.

You folks are GREAT! Love your answers.

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy...

irisevelynn said:

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy....

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When I opened, there was a B & B in our County Seat that had all private bathrooms. She achieved this in some rooms with the claw-foot tub in the room. She closed ONLY because her husband got his PHD and got Prof job in another State.
When the Claw-foot with hand-held shower was my ONLY option in our ONLY bathroom, I kept a towel on the floor at the back of the tub for over-spray. It was never a problem. The ONLY time we had leaking from the tub was when the bridegroom decided to join the bride in the tub (our speculation for the monsoon in my dining room) causing overflow.
If you put the tub in front of the fireplace, I suggest a tiled platform for the tub to sit on - that is tiled with a slight lip to it. That would help catch ooops and be easy to clean.

irisevelynn said:

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy....

Click to expand...

irisevelynn said:

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy...

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Absolutely hate the tub in the room. Now, 30 years ago, before gravity won, I thought differently. So it depends on your market. Think Bull Durham.

irisevelynn said:

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy....

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I have stayed in a place with one. UGH! I hated it. No privacy. And like you say...had to be careful about water on the wood floor...too much of a hassle. I would not choose such a place a gain.

irisevelynn said:

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy....

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I know of a place that has a big jet tub in the bedroom, next to the fireplace. They charge extra for the amenity and prominently feature a picture of the room in their advertising.
Personally, the set up would not appeal to me at all. I do love a good soak and look for lodging with a deep tub if we are staying more than a night. But I also like a little privacy when I bath. 15 years ago those big air tubs were all the rage....now...not so much, IMHO.

irisevelynn said:

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy....

Click to expand...

irisevelynn said:

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy...

Click to expand...

Depends on the place. Recently looking at Gatlinburg I saw a few of the romantic cabins there had a jacuzzi tub near the bed in the master bedroom. Not my cup of tea, but when someone rents a whole cabin, that is one way to keep it out of the shared bathrooms, and add privacy in the room. Now if you make it a heart shaped tub, even more so!
When I was on the Innspiring road trip one room we shared had a shower open to the room. (An inn owned by one of the innmates on the road trip) and I strongly cautioned any of the ladies from bathing while I was there. tee hee I said, and I quote, Not on my watch!
I actually did have a shower but locked the place up tight before doing so.
The moral of the story is that not every person renting the room may be comfortable with that. We were probably the first NON "COUPLE" guests at this B&B.

and then there is the cost.
You can't be green and offer a big ol' tub. it is the antithesis of saving the planet. (Mentioning for those who may not consider this) "reuse your towels, but use 10,000 gallons of water and electricity"

Joey Bloggs said:

and then there is the cost.
You can't be green and offer a big ol' tub. it is the antithesis of saving the planet. (Mentioning for those who may not consider this) "reuse your towels, but use 10,000 gallons of water and electricity"

.

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Joey Bloggs said:

"reuse your towels, but use 10,000 gallons of water and electricity"

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Have a Diet Coke with that pecan pie.

Joey Bloggs said:

irisevelynn said:

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy....

Click to expand...

irisevelynn said:

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy...

Click to expand...

Depends on the place. Recently looking at Gatlinburg I saw a few of the romantic cabins there had a jacuzzi tub near the bed in the master bedroom. Not my cup of tea, but when someone rents a whole cabin, that is one way to keep it out of the shared bathrooms, and add privacy in the room. Now if you make it a heart shaped tub, even more so!

When I was on the Innspiring road trip one room we shared had a shower open to the room. (An inn owned by one of the innmates on the road trip) and I strongly cautioned any of the ladies from bathing while I was there. tee hee I said, and I quote, Not on my watch!
I actually did have a shower but locked the place up tight before doing so.
The moral of the story is that not every person renting the room may be comfortable with that. We were probably the first NON "COUPLE" guests at this B&B.
.

Click to expand...

Joey Bloggs said:

irisevelynn said:

Not to change the subject but since were talking about bathrooms, does anyone have a tub that's not in the bathroom? ....it would probably be a mess of water, and steam, and completely unpractical, but if you have room that only had a toilet closet (water closet?) could you make an open layout bed/bath area? Would that feature make the room cost more or less? I mean, a fireside bubble bath does sound cozy...

Click to expand...

Depends on the place. Recently looking at Gatlinburg I saw a few of the romantic cabins there had a jacuzzi tub near the bed in the master bedroom. Not my cup of tea, but when someone rents a whole cabin, that is one way to keep it out of the shared bathrooms, and add privacy in the room. Now if you make it a heart shaped tub, even more so!

When I was on the Innspiring road trip one room we shared had a shower open to the room. (An inn owned by one of the innmates on the road trip) and I strongly cautioned any of the ladies from bathing while I was there. tee hee I said, and I quote, Not on my watch!
I actually did have a shower but locked the place up tight before doing so.
The moral of the story is that not every person renting the room may be comfortable with that. We were probably the first NON "COUPLE" guests at this B&B.

Click to expand...

Before considering this option, consider what market you are targeting.
If this is in your plans make sure to also have a shower in a closed space for those wanting privacy.
Additionally consider the future. While this idea sounds wonderful to you know, it may be something that would hinder a buyer in the future so make sure it would be easy construction to close this off or change it out.
My words of wisdom come from knowledge of such a home. The huge master suite had a raised 2 person jacuzzi tub smack dab in the center of the bedroom surrounded by Greek columns. When my friends parents died they had a heck of a time selling this home... Food for thought.

Joey Bloggs said:

and then there is the cost.
You can't be green and offer a big ol' tub. it is the antithesis of saving the planet. (Mentioning for those who may not consider this) "reuse your towels, but use 10,000 gallons of water and electricity"

.

Click to expand...

Joey Bloggs said:

You can't be green and offer a big ol' tub. it is the antithesis of saving the planet.

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Then again, I doubt many would say saving the planet is the main purpose of their business. If the tubs attract business, they are serving their purpose of helping the business succeed. If you can also be green in some other aspects, that's icing on the cake. It's not a case of all green or no green.
But yes, one shouldn't crow too much about being a green operation if you have tubs that use 100 gallons of hot water!