[Troubled Waters]

Hello,

So I am trying to figure out how profitable self catering units/static caravans/small 5 site cl touring caravan sites might be.

I don't want to have to work full time when we finally get our dream property and have been considering generating income from any of the above means.  There are lots of smallholdings for sale with a s/c cottage, caravan or sutiable tourer site but are slightly above our current price range.

So can I make enough to cover the higher mortgage?  I know seasonality will have a big influence and can't guarantee occupancy rates etc. but just wondered if, in theory, its possible and if any of you guys are doing it;  either to help with bills or just because?

I think this is something I would enjoy and have lots of value adding ideas too.

Any hints, tips or experience very much gratefully recieved.

Thanks, Helen. 

[kazschow]

I have a S/C unit, have had for 3 years....

www.lochandlake.com

I aim for 16 weeks of bookings a year.  This is the first year I have broken even.  The main down side to consider, is your saturdays eaten away cleaning your property from top to toe between guests.  I seem to get to know folks really well before they arrive by email and phone, lol so meeting at somepoint during the holiday becomes a must.  Most folks are absolutely great, but you get folks like ones I've had recently with serious OCD and that's a prob.  These folks wouldn't open the washing machine powder drawer as folks had used it before them, until I went over and washed it in front of them!! They had covered every kitchen cabinet in teatowels/cloths they had brought with them, and had completely re aranged my furniture!!! THat booking too up a serious amount of my time!

Then there's the remenents of folks love life.. don't even go their LOL

[JulieS]

I moved this year to a cottage with self contained annexe.  Our first priority was to totally refurbish the holiday let and I decided that putting it with a holiday rental company would be the best thing for us, and that has paid off with continous bookings from the date it was ready (27/6) until 10th October.  Have a couple of other bookings this year, and one already for next year. 

The rental company charges quite a high commission (23%), but have got more bookings than I could have done by myself.  It also gave me a completion date for the works.....I think if we hadn't had that we could still be doing the refurb!!   

As mentioned by kazschow, it is a big commitment every Saturday.  It takes me approx 3 hours to clean from top to toe for the next guests.  Also, when you work out your budget for 'kitting' out the place you will probably have to double it. 

Luckily most of the people have been really nice - but it is surprising how some people leave the place!    A website I've found useful is www.laymyhat.com, might be worth taking a look.

With regard to the CL, I looked into that for here.  We would have to spend quite a bit on getting water, grey waste drainage and chemical toilet drainage to the area we had earmarked for this.  We found that without electric hookups we could only charge approx £4 -£5 a night so felt it would take too long to recoup the costs of setting it up.

Good luck with everything.

[juliag]

hi there, We have not got the touring park but we do have a barn conversion in the stable yard which is let out. We looked into operating it as a holiday cottage but have now let it as a home on a short term lease. This currently brings in £500 a month which is not as much as we would get as a holiday cottage but is a constant income. We have had 2 tenants in it over the last 2 years, both great and it has never been empty.
We also looked into becoming a touring site (less than 5 vans) and if you are considering going down that road it seems very easy to set up, I would recommend becoming a caravan and camping club site (as in caravan club site no planning permission is needed if kept below 5 vans) but you have the added bonus of being able to accommodate as many tents as you would like to accept.
Incidentally my neighbour set up as a caravan club small site earlier this spring and she has been full EVERY day since opening at a rate of £12 a night.
£60 a night seems great money to me and if you can have tents as well I would say well well worth doing!
Hope this helps a bit
Julia 

[Bodger]

We have lots of friends with either Static caravans and holiday homes. Hardly any of them have a booking for September. Inspite of all the hype about Brits holidaying at home instead of going abroad, its been a terrible year for them.

[kazschow]

I have to be honest I've had a good year, only one empty week since mid June, and three bookings for september, I've got 4 bookings already for 2010 one of which was made in 2008!!! all new bookings not repeat.  I've seen a big upturn in enquiries too, though i fairness I have a niche market to a certain extent.

[JulieS]

Tell us more kazschow.  Where are you?

[kazschow]

My holiday let is in Drymen, most of my guests come with part of their time in mind for me to see their dogs Though I also go through visit scotland, mainly to get my grading, and it's a good front door to punt folks to my web site

[Unicorn]

I think that you have raised two good points there

Location is Key
and
Web Site Booking - Marketing is a must.

The best thing to do, is when you see a property you are thinking of buying, go to the local council and find out as much as you can about setting up a camping site or self catering apartment

The Citizens advice bureau, and the Dept of Health, plus fire brigade, will all have their rules and regulations regarding having people stay on your land, and it will affect your insurance and public liability - so cost it all out and look at everything before you decide what to do.

Good luck - I think caravanning will make a come-back in the next few years, they were the only holidays we had as kids, and we loved them - but then again we had cracking hot summers in the 70's

[doganjo]

My holiday let is in Drymen, most of my guests come with part of their time in mind for me to see their dogs Though I also go through visit scotland, mainly to get my grading, and it's a good front door to punt folks to my web site

How do you mean - 'for you to see people's dogs' - are you a vet or a behaviourist, or something similar?

[kazschow]

None of the above, I do massage though, people and mutts

[doganjo]

Ah, I see.  A friend's daughter went on a T touch course last year.  She is going to give us a demo at the Club weekend I think.

[kazschow]

T touch is really interesting, my dogs don't enjoy it though, they like a much deeper muscle massage... It was good relaxing my big boy when he was post op TPLO though.

[Unicorn]

When I first saw your name I thought
"wow Russians are joining us now" 

Karens Chows - makes me laugh now - good luck and welcome - wish you were near me
I could do with a good maSSage I am in complete agony, but cannot bear to be touched
around the collar bone - must be tiny fracture or just bruising.  Hit it with my own chin
when fell down steps and hit the solid wall at the bottom - not something to be recomended

[kazschow]

Ooooch sounds sore!!!