Floor Plans

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Does anyone know where I can find sample floor plans for bed and breakfast homes?  I am looking for something similar to what you can find online for house plans.  I have found a few online but not many.

 

 

Thank you!

happykeeper's picture
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Don't really know if there was a site with BnB plans back then. Like Tom, we built around an architectural style that lent itself to our needs for the inn. 

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Tom
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I doubt there is a standard off the shelf B&B house plan.  We built custom to be a B&B, 8,000 sf with 5 rented rooms, accessible.  Hillside site steps down (entrance is on floor 2 of 3).  Email me and I'll send you the plans; by the way from a prizewinning architect (county fair, home brew, 2nd place).

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We are looking for floor plans for a B&B as well and wondered if you would share your with us too?

 

Tom
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email me through contacts

Silverspoon's picture
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How many rooms are you looking to use as a B+B?   Have you considered a very private suite in a separate building, or a separate guest cottage in addition to the house?  

We took an old house and used the entire thing as a B+B (2 guest suites and a dedicated guest living room) with an addition on the old house for ourselves.  The floor plan functions beautifully both as a family home and as a B+B.  The only common area between the two "residences" is the dining room where we serve breakfast.  

To get additional space we built a cottage, our most popular and $$ accommodation.  But you could easily build a suite over a garage as an additional accommodation. We have found that the key to our longevity as innkeepers is the privacy we have even when we have a full house. You should plan to have doors that lock on the openings that connect your private space to your guest's space, and ample private outdoor space as well.

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Joey Camb's picture
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Also for me light switches on halls and landings which work with a key - Yes I do want all the hall lights on at night - don't want guests falling down my 2 flights of stairs! do not want "helpful" guests turning them off as "we thought we are the last ones in" or something else - no one does anything with my lights but me -period.

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We have motion sensor lights plugged into the outlets in all of the hallways that turn on when someone opens their door.  We also have the bar/pool table room controlled by a motion sensor that turns on all of the lights as someone enters the room and turns them off after 10 minutes of no activity.  It think it cost $100 and controls all of the can lights in the room.  Yesterday I found a product that looks like a regular outlet cover but has built in downward facing LED lights that will do the same thing but leave the plugs open for use.  They are $12 each and I'm going to install those in guest room bathrooms as a nightlight (I used to have night lights in the rooms until they all kept going home with people).

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Joey Camb wrote:

Also for me light switches on halls and landings which work with a key - Yes I do want all the hall lights on at night - don't want guests falling down my 2 flights of stairs! do not want "helpful" guests turning them off as "we thought we are the last ones in" or something else - no one does anything with my lights but me -period.

I have mine on motion sensors. The lights go off at night so people won't be kept awake, but the minute someone comes out of their room it switches on the lights in the hall landing and stairwell. Nineteen bucks and problem solved.

http://www.homedepot.com/p/Lutron-Maestro-2-Amp-Single-Pole-Occupancy-Sensing-Switch-White-MS-OPS2H-WH/203202128

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So you install that where the light switch is now? Will the lights turn on if you roll around a lot in your sleep?

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gillumhouse's picture
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Check out that statement re 5 or less rooms being ADA exempt. Some exemptions are ONLY for existing structures. New construction - all bets are off. Get whatever are the rules IN WRITING.

I will add to the list already given Storage area. Not just for linens and cleaning supplies but for the chair etc. that needs repaired when you can get to it, Christmas and other holiday decor, cabinets for extra coffee pots, for several sets of dishes, tablecloths & napkins, serving dishes, silverware, trays, pots & pans, ......... Will your husband have a workshop? Will YOU have a space of your own?

Use this for your mantra: You can never have too much money or too much storage space.

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The 5 rooms or less, owner occupied is at the federal level respecting ADA, and has nothing to do with existing structures, grandfathering, etc.  I also believe the owner has to be in the same building, but do not have it in front of me.

Some states and municipalities put additional restrictions on this, such as 4 guest rooms only.

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gillumhouse's picture
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undersea wrote:

The 5 rooms or less, owner occupied is at the federal level respecting ADA, and has nothing to do with existing structures, grandfathering, etc.  I also believe the owner has to be in the same building, but do not have it in front of me.

Some states and municipalities put additional restrictions on this, such as 4 guest rooms only.

You are a landlord who wants to have a B & B (different professions) so your WIFE can run it but YOU are the one doing all the posting.

Now if you would care to look at the beginning of this thread, they are asking about floor plans indicating they are building which is NEW construction. New construction generally (it does here) mean that things are now required - as in sprinkler systems - that would not be required of an existing structure. THAT is what my statement was about. I would not bother to reply if not for trying very hard to keep an aspiring from getting MISINFORMATION from someone who has never done the job, who came here asking for information that was freely given and rejected in an "I know better" attitude.

Some of us really DO know what we are talking about when it comes to laws and Rules (that we explain are in effect in our locations and every location can be different) as WE actually did the "heavy lifting" to get those laws/Rules (not the same thing) changed for B & B.

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You are the one who often coughs up venom and anger in response, as well as constantly tells me how I am supposed to talk.

What I said is correct, so not sure your point. The 5 bedroom OO B&B exclusion has nothing to do with new or existing construction.  Your response was to my earlier point, so I think I am within my rights to talk, you know? 

 

TheBeachHouse's picture
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An elevator!  Or more than one first floor room.  I've seen reviews complaining about no elevator.  

And if you are building from scratch, an ADA compliant room. 

Several heat zones.  

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TheBeachHouse's picture
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Other suggestions:

A powder room available to all.

A breakfast room with morning sun and several tables.

Running water in the breakfast room (like a wet bar.)

Kitchen - two ovens, two dishwashers, two refrigerators. Lots of storage for dry food - cereals, coffees, sugar, etc. 

A laundry room with a good sized linen closet and room to fold sheets.

A sitting room for the innkeepers that is separate from the rooms guests are in.

Breakfast Diva's picture
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A warming drawer in the kitchen! Oh boy, do I wish I had one. It makes staggering breakfasts much easier.

Ice
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Breakfast Diva wrote:

A warming drawer in the kitchen! Oh boy, do I wish I had one. It makes staggering breakfasts much easier.

My other house has one and have just used it a couple of times.  In all my years (5) of innkeeping I've only had one guest a little late for breakfast.  I guess they think if they are late I'll eat their breakfast!  (I will)  wink

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I don't know that everyone has the same definition of what a B&B is.  But from time on this site, these seem to be important considerations:

Each guest room has its own bathroom in the SAME room.

Avoid putting guest rooms next to each other (noise).  That extends to above/below each other. Maybe insulate ceiling/floor if necessary

Make sure rooms are not too small

Make sure rooms not experience constant train noise (like my uncle's place), road noise, etc.

The nicer the lot, the better. Depending on location and what genre you are in, wooded with stream does more than being next to a deli or barking dogs.

Breakfast is huge, so make sure

Nice if you can keep people out of kitchen - door, etc.

Require a commercial kitchen in your area?

If you area USA, owner occupied with 5 guest rooms or less is generally exempted from ADA.  OTherwise, depending on your town/state, this can become a big issue.  Such as handicap ramps, upper floors, width of entry ways and a lot of other stuff.  Your area might be reasonable or really a nuisance.

May need sprinklers in some towns.

If septic, this is huge.  Talk to your town sewage officer about # bedrooms and capacity.

Parking is huge.  Some towns, you are required to make it hidden from view,

Zoning.  Talk to your town zoning officer about the zoning of the place you plan to do it.  Village commercial, rural, residential, etc.  The more commercial it is, the better.  For example, try to put up any kind of reasonable sign in a residential place!!!

PhineasSwann's picture
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undersea wrote:

Avoid putting guest rooms next to each other (noise).  That extends to above/below each other. Maybe insulate ceiling/floor if necessary

If  you have to put rooms next to each other, make sure the bathrooms back up to each other. This will save on plumbing costs during construction, and avoid bathroom noise being heard in the next room's bedroom.

Arks's picture
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05/22/2010

I stayed in a B&B once that was purposely built in the 90's as a B&B. I didn't care for the layout at all. Very narrow halls. Narrow, steep stairway. Lots of stuff you might find in a regular house that you would NOT want in a B&B.

One suggestion I'd make is to keep in mind that it may some day need to sell as a  private residence. A lot of B&B's eventually get sold for the house, not the business, to become a private residence.

So it might be best to find a home floor plan you like, then post it here to get some input about things that could be modified to make it a better B&B layout.

One decision you'll need to make is the dining area. Do you want it open to the kitchen where guests can "see the sausage being made", or do you want the kitchen closed off from the dining room.

Do you want family style dining all around one big table, or do you want several small tables (I think most guests prefer separate tables, which they can easily move together if they want to dine as a larger group.)

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05/22/2008

Sorry, but I don't know that I have ever seen one specifically for a B & B. Most people who build their own, do customization to suit their own needs. So if you find something you like in a regular plan, adapt it to the way you want it.  Remember..if building new...private bath for EVERY ROOM.

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