rustic rental on property?

[doulanobles]

Anyone do this for a little extra $$? Success, failure?

We have space and a nice setting. I'll check on zoning, insurance, etc. We're talking very occaisonally. It'd be used mostly for guets, etc. Woodstove for heat, kerosene lamps, sawdust toilet...simple and cozy. We'd include breakfast, I think.

I'd love your input, thanks!

[uncle Will in In.]

In a land without lawyers, that would be terrific. The insurance to protect you could be cost prohibitive.

[donsgal]

Originally Posted by doulanobles

Anyone do this for a little extra $$? Success, failure?

We have space and a nice setting. I'll check on zoning, insurance, etc. We're talking very occaisonally. It'd be used mostly for guets, etc. Woodstove for heat, kerosene lamps, sawdust toilet...simple and cozy. We'd include breakfast, I think.

I'd love your input, thanks!

Sounds good. I think I would choose a traditional composting toilet (Envirolet or Incineret) over sawdust. Most non-homesteading types (i.e. city-types who just want to "get away" to the country) are not yet ready to handle the intimicy that goes along with a sawdust toilet IMHO. Staring at ones poo while covering with sawdust is something that you really have to get used to. LOL

Be sure that all advertising clearly states no television and no telephone - people just ASSUME that these modern luxuries are available unless stated otherwise.

Also, consider providing some kind of activities for people who just have no idea what to do with themselves when they are out of their day-to-day routine. You might have them help around the homestead feeding animals, collecting eggs, etc. (Something that they cannot screw up too badly). You might also consider some educational activities like learning how to chop wood, sew a quilt, bake bread, or something like that as an added incentive to attract the right minded kind of folks.

Donsgal

[doulanobles]

Yes, we were thinking activities. There would be no electricity out there so I'm not sure what kind of toilet setup we could do. the composting ones are so expensive! Maybewe could get a boat style porta-potty?

Also, not sure where to advertise? We''re new to the area.

I'm also wondering if we kept it to word of mouth, friend of a friend stuff, could we get away with no extra insurance...Maybe that would be pushing my luck? We are in Washington.

We are zoned ag. so if i could classify it as a ag. income, I could get around the zoning. I just wonder about insurance...

[stonykill]

Originally Posted by doulanobles

Anyone do this for a little extra $$? Success, failure?

We have space and a nice setting. I'll check on zoning, insurance, etc. We're talking very occaisonally. It'd be used mostly for guets, etc. Woodstove for heat, kerosene lamps, sawdust toilet...simple and cozy. We'd include breakfast, I think.

I'd love your input, thanks!

thats a great idea. I doubt if you'll get many city dwellers. Thats to big an extreme for them to jump to. That gets me to thinking, I've got a good friend who is always kicked out of the girlfriend of the months house....he is good help.....hauls wood, etc. Maybe I'll build him a rustic cabin home.Even if just for hunting season.

[Shinsan]

We are thinking of doing the same thing: A (very) simple cabin on the property that can be used as B & B accommodation.

As for including breakfast; just supply the makings and let them prepare it for themselves in their own good time, rather than you doing the work at any specific time. (If you are raising chickens, the guests - especially if children are included - could even collect their own eggs.)

You could include a little education in homesteading activities such as vegetable gardening, composting, worm farming, raising chickens and/or other critters, maybe breadmaking, canning, homebrewing, etc., or crafts such as spinning, weaving, quilting, pottery, leadlighting....The possibilities are endless in this respect, and you wouldn't have to provide a full course on any subject - it should be more of an introduction.

These are the things that will often keep people coming back for more, as well as providing a memorable experience, especially for children. I don't agree that you would be unable to attract city folk: Many people are actually hurting in the cities, and their minds and bodies are screaming for a change, or at least a break, from the rut that they feel they are trapped in. You only have to look at the popularity of web-sites such as www.pathwaytofreedom.com and www.gardengirltv.com to realise that such a venture would be popular. Seeing those things on TV or web-sites is one thing, but people really want the oportunity to try some hands-on experience so that they know that they can do it too. (And with a few of those activities included, they won't miss a TV or X-box! lol.)

Advertising: If you have your 'farmstay' organised properly, you probably won't need to advertise at all after the first year; there should be a waiting list of people wanting to come simply from word-of-mouth from your original happy guests. If you want to have regular, (repeat), guests, you could aim for relatively low-income families who cannot afford to take their children to exotic locations, or Disneyland type theme parks. Keeping the operation limited to those families that you get along with, and know will follow your rules, will make it simpler, and enjoyable to operate.

Word of caution here, though: Make sure that you have a list of rules/policies that you will expect that your guest will abide by. This list should be printed up, and signed by the guest/s as a condition of stay. (If your operation is very good, you might have to incude a time limit so that they don't become permanenet residents, lol!)

You never know - you might even inspire people to break free from the rat-race and become homesteaders themselves!

[doulanobles]

I was actually thinking about priniting up a conditions an waiver form so that there are clear expectations and no one can say I didn't warn them about the natural hazards of a hmestead...Basically, if you slip in manure or something, don't hold us responsible!

I really love the idea...I'll keep you all updated as we go and if any of you are doing or have done this, please share your experiences! Thanks!

[RoseGarden]

This is something I have also toyed with the idea of doing. This is how I would do my setup-- I would have electricity but keep things very simple. A few lights, a plug, small dorm-type refrigerator, electric hotplate. NO woodstove because people aren't always knowledgable about how to operate one and could likely do something to cause the stove to overheat, smoke,burn the place down, etc. That's just too much potential trouble, IMO. Electric heat, or no heat. A few beds (no bunks because some fool will get drunk and fall out of the top bunk and break a bone and want to sue). Sanitation will be a nice, well-appointed outhouse equipped with a sink and separate shower. Minimal furniture, maybe a table and a few chairs.

I think this would mostly attract those who hunt the big ranches, and maybe some of the fishermen at nearby lakes. But it would be strictly a semi-primitive setup and 'experience'.

[Shinsan]

Doulanobles, just now when I edited my post, I realised that I may have made it appear that this was going to be a lot of work, if not a full-time job.

But then again, what a way to live if you're that way inclined!

BTW, the idea of supplying the makings for breakfast is one that a neighbour of my brother's does for her B & B. She said it saves her a heap of trouble, and the guests appreciate it too, as they can either get up very early or, more likely, sleep in late, without worrying about being on time for 'brecky'.

Oh, and having an outdoor pizza/bread oven alongside a barbeque would be another great attraction - and one that you could put to good use for yourself.

[doulanobles]

OH..! A barbeque is a great idea...now we'll see if I can get mt hubby to build an outdoor oven

WE have chickens, ducks, goats and cats so far with cows and a horse to join us next year. That oughtta be a draw. I also make my own soap and candles, quilt, etc..

I wonder if i would count as an ag activity if they are working on the land and I'm providiing for the guests from it, i.e. eggs, herbal tea, etc.

This is a great idea to dwell on during these cold, dark months!

[Hoop]

There are a couple of campgrounds in Sturgis South Dakota that still use outhouses for the bulk of their bathrooms during the annual bike rally. I visited one of those places and had to use the facilities. About 50 feet away, the most godawful smell known to mankind overtook me. I also noticed big black flies, about the size of ones thumbnail, in the millions, hovering about.
I decided against using the facilities. I ascertained that like the doughboys that survived the mustard gas attacks in WWI, they were never really quite the same after the experience.
They can get away with such crudeness at Sturgis because its an anything goes party atmosphere.



Todays overnight boarder feels they are roughing it if the accomodation doesn't have a heated pool/whirlpool. Even the "budget" motels have 47+ cable channels, modern plumbing, AC, etc.

I wouldn't plan on a deluge of guests if you plan on charging over $8/night.

Just sayin.

[nathan104]

Originally Posted by doulanobles

I'm also wondering if we kept it to word of mouth, friend of a friend stuff, could we get away with no extra insurance.....

Insurance is not something you want to try and get around. It is there for YOUR protection. All it takes is one person getting hurt and you could lose everything you have with no insurance. Just because you dont have insurance doesnt mean they cant sue. It just means instead of the insurance companies money, they will be awarded yours which may have to come at the expense of selling your land and possessions. You mentioned having them sign a waiver. Are you planning on having every one signed in front of a notary to get them notarized? You would also have to have a lawyer draft the letter to try and shore up any openings for liability. But, you have a young couple sign a waiver and stay overnight only to burn themselves up trying to work the wood stove, and signed letter or not, you will have parents sueing you for everything youve got. Youd spend a fortune in legal fees just trying to back up your signed waiver and you could still lose. In my opinion, if you are going to do this, contact your insurance company.

[donsgal]

Originally Posted by doulanobles

Yes, we were thinking activities. There would be no electricity out there so I'm not sure what kind of toilet setup we could do. the composting ones are so expensive! Maybewe could get a boat style porta-potty?

Also, not sure where to advertise? We''re new to the area.

I'm also wondering if we kept it to word of mouth, friend of a friend stuff, could we get away with no extra insurance...Maybe that would be pushing my luck? We are in Washington.

We are zoned ag. so if i could classify it as a ag. income, I could get around the zoning. I just wonder about insurance...

The insurance thing is sticky. If you are operating a business on your property and there is a claim against your homeowners insurance for someone breaking an ankle, who were "paying guests" then they might deny the claim. If I were you, I would do this: Set up a non-profit corporation and ask for a "donation" to that organization from the people who are staying there. If you are not operating a business and you are not charging the people to stay there, then I seriously doubt that your homeowners insurance company can deny a claim. Also, depending on the laws of your state you might not have to claim donations as income (particularly if your non-profit corporation is faith-based since such things as churches and ministries and such are AUTOMATICALLY exempt from paying taxes on donations (do not even have to file for 501(c)(3) status)).

On the upside, if you form an ACTUAL non-profit corporation, you can apply to various Federal, State and Local agencies for GRANTS to help you run your homestead. However, if your organization is not faith-based you will have to get 501(c)(3) status from the IRS (expensive). And your organization has to be created for ...

"501(c)(3) exemptions apply to corporations, and any community chest, fund, or foundation, organized and operated exclusively for religious, charitable, scientific, testing for public safety, literary, or educational purposes, or to foster national or international amateur sports competition, or for the prevention of cruelty to children or animals".

So if you had an educational program available for your guests then you could qualify as an educational non-profit organization. (For instance, if you put little signs by each tree telling a little bit about the type of tree it is, that could be considered an "educational program".) You could also provide a brochure packet for your guest giving them important information about the homesteading lifestyle.

But again, you would have to ask for a donation to get around the insurance issue.

Remember too, that if you have a B & B BUSINESS that sooner or later the government and all kinds of agencies are going to be sticking their noses into your business making sure that you are following the rules, (ugh). However, if you are a non-profit organization that is not CHARGING for people coming to stay there to get educational information, my guess is that the rules will be very different about what you can and cannot do.

It's a great idea. I have half-thought about it myself. I think if I were to market something like that I would certainly do it as a rustic "camp" rather than an accommodation or B & B. People have lower expectations of a "camp" environment.

FWIW

donsgal

[nathan104]

The only bad thing about doing it by accepting donations and not charging a set amount, is that if someone wants to donate a single $1 bill, they get to stay. If you do it like that, let me know, Ive got $356 here waiting, lol. Seriously though, it would be a great idea if you can get around the liability and tax issues.

[donsgal]

Originally Posted by nathan104

The only bad thing about doing it by accepting donations and not charging a set amount, is that if someone wants to donate a single $1 bill, they get to stay. If you do it like that, let me know, Ive got $356 here waiting, lol. Seriously though, it would be a great idea if you can get around the liability and tax issues.

Hmmmm I think you can set the donation amount. I sure have seen a lot of televangelists who will send you their Video or DVD for a "love offering" of $25. I doubt if they would send it for a "love offering" of $1. They might, you never know, but I somehow doubt it.

donsgal

[DAVID In Wisconsin]

Non profits get sued just like anyone else. And no insurance company is required to pay just because you are a non profit.