How to Become a B&B Inn in New York State

dreamstime_4225512Purchasing a Bed and Breakfast, or starting a new Bed and Breakfast Inn is exciting! Experienced Innkeepers often stress the importance of joining an organization like ESSBA as a method of learning from others, supporting the industry, enhancing quality standings, staying current, marketing and much more. It is also equally important to study and embrace local and state laws focused on this industry.

Getting Started – Places that can help with your questions about how to start a B&B

  • IRS –
  • Building Codes for your state/town/city
  • Code Enforcement Officers
  • County Health Departments
  • State and Local bnb associations
  • Real Estate agents specializing in B&B sales

Definitions & Distinctions – always check with your local & state laws, codes and regulations

Homestay – A lodging option that involves staying in a private home, usually as the paying guests of the owners. This option is frequently offered when the purpose of travel is to learn a foreign language.

Bed and Breakfast – a small lodging establishment that offers overnight accommodation and breakfast, but usually does not offer other meals. Typically, bed and breakfasts are private homes with fewer than 10 bedrooms available for commercial use.

Bed and Breakfast Inn – Like a B&B except may host events such as weddings, small business meetings, etc. Room numbers range from 4-30. The distinction between a “bed and breakfast” and a “bed and breakfast inn” is not readily apparent, except with regard to building usage.

Bed and Breakfast Cottage – A detached building affording privacy and seclusion to guests, with owner providing minimal services. Breakfast is either delivered to the room, taken with others in a central dining room or placed prior to arrival (or upon daily cleaning) in the cottage kitchen facilities. Owner is usually available for questions. The light personal touch and memorable B&B decor further distinguish this genre from the vacation rental/condo.

Bed and Breakfast Hotel – These are 30+-room historic properties offering breakfast that can only be considered hotels. Only the historic structure, and perhaps some decorating components and breakfast provide the B&B feel.

Country Inn: Limited service. Guest rooms are decorated with an at-home feeling, and specialized décor may include antiques. May lack some modern amenities such as TVs or phones. Offers a dining room which reflects the ambience of the inn. At a minimum, breakfast and dinner are served.

Guest House – among the features which distinguish a guest house from a hotel, bed and breakfast, or Inn is the lack of a full-time staff. Because of limited staff presence, check in at a guest house is often by appointment. In some locations, tenants in a guest house need to pay a substantial damage deposit, and a cleaning fee.

Apartment House – a building, or portion of, which is occupied as the home or residence of multi family living units, independent of each other and doing their own cooking. Typically viewed as permanent or semipermanent place of residence.

“Most bed and breakfasts and inns in New York state typically fit into three basic categories: private home B&Bs, B&B inns, and country inns. Private home B&Bstypically operate in a private residence, have one to four guest rooms that may accept up to nine guests, and serve breakfast to guests only. B&B Inns operate either in a private residence or lodging facility, have 5 to 24 guest rooms, and serve breakfast to guests only. Country Inns typically operate in a lodging facility with 5 to 24 rooms and have full-service dining for both guests and the public. B&Bs and inns that do not fit into one of these three categories (e.g., a B&B with four rooms and dining facilities for both guests and the public) are categorized as “other B&Bs and Inns” in this report.” (New York Bed And Breakfast And Inn Industry Study, 1993)

Books written about B&B ownership and marketing. Here are a couple to start with.

So..You Want To Be An Innkeeper  by Davies, Hardy, Bell and Brown – A management guide for innkeeping written by four innkeepers.  Includes bibliographical references and index.  ISBN 0-8118-1226-X (pbk.)

Innkeeping Unlimited by Ellen Ryan – Written by a professional reviewer who traveled to hundreds of B&B/inns to get a guest’s perspective. Provides practical, low-cost ways to improve your B&B and win repeat business. ISBN 0-9667466-0-0

Sharing is a great way to Expand & Grow

Join a local or state B&B association and participate in B&B exchange programs. Look for aspiring innkeeper training or other innkeeper training.

Join or contact ESBBA. We can help you on of your journey!

The Roselea

theroselea1 The Roselea
8785 Dinglehole Road
Baldwinsville, NY 13027

Innkeepers: Roselea A. George
Rooms & Availability / Make-A-Reservations

GPS: 43.195706,-76.376673

Region: Finger Lakes

Nearest Cities & Towns: Baldwinsville, Syracuse, Fulton, Auburn, Camillus, liverpool,Solvay,Skaneateles

About the Area: Enjoy a peaceful stay in a country setting near the community of Baldwinsville, New York. Take in the beauty of the Central New York seasons; the blankets of winter snow, dazzling spring flowers, the sparkling summer sun and breathtaking fall colors.

The Roselea is 20 miles from Syracuse Hancock International Airport (SYR), 18 miles from the Syracuse Amtrak Station, 14 miles from the New York State Fair Grounds and 19 miles from Syracuse University.

Visit the Beaver Lake Nature Center, Lysander Town Park, Mercer Park, Papermill Island Park, Van Buren Town Park, Long Beach Park or Onondaga Beach Park.

Downtown Baldwinsville is 4 miles from The Roselea, where our guests can find restaurants, shopping, a library, churches and golf courses.

For the serious shopper, visit Great Northern Mall in Belgium, Destiny USA in Syracuse, or Northern Lights Mall in Mattydale, all only a short drive from The Roselea.

Inn Description: The Roselea was built in 1995 and sits on 3.9 rural acres in the township of Lysander. The house is decorated with an assortment of old and new decor. Large porches wrap the house’s perimeter with plenty of seating. A side deck with a sunken hot tub and umbrella table is available for use during the warm weather months, May 1 thru Oct 1.

A sitting room in the front of the house is great for reading or quiet conversation. The great room has a piano, organ, radio, stereo, or theater system TV, to be enjoyed by our guests.

Dinglehole Road is lined with many different types of country homes. The road does not have sidewalks or public bus service, but with the low traffic and level terrain, it is the perfect start and end point for the casual and avid cyclist.

Call today for your reservations: (315) 678-5043

Number of Rooms: 4

Group Capacity: 12

Rooms Description: The Isabel Room: queen bed, single sofa bed, dressing room with private bath.

The Kaitlyn Room: two double beds with shared bath.

The Jillian Room: queen bed with shared bath. The Aiden Room: king, single or two twin beds with shared bath.

All rooms have TV/DVD/VHS, WIFI, desk, chair, ceiling fan, central Heat/AC, individual Heat/AC units, clock, hair dryer, iron and ironing board.

Amenities: Full Breakfast / Continental Breakfast / Non Smoking / Air Conditioned / Accommodates Children / Ceiling Fans / Accommodates Meetings and or small Conferences / Accommodates Weddings / Spa/Hot Tub / Common Phone / Fax Service / Cable TV / Wireless Internet / Room with two Beds / Bike Friendly / Green/Eco-Friendly / Parking

Dining Information: Breakfast is served between 8-10 am. Our guests will enjoy a continental breakfast with one of the hot breakfast selections of the day.

Specials: Pancakes (Plain/Strawberry/Blueberry) served with your choice of sausage or bacon and two eggs any style

Stuffed French Toast with your choice of sausage or bacon

Baked Egg and ham (ham, spinach, water chestnuts, egg and cheese)

Each breakfast is served with a seasonal fruit dish, danish, Coffee or Tea, Milk or Juice (orange/cranberry/apple).

Locations / Directions: From I-81 Syracuse, take I-690 West, Baldwinsville (exit 19). Follow I-690 for 16 miles to the traffic light. Turn left at onto Church Road. Take the first right onto Dinglehole Road. The Roselea, 8785 Dinglehole Road, is the third house on the left.

Rate Information: $118-$155. Seasonal rates apply.

Other Important Information: -Check-in is between 3 pm and 9 pm and check-out is 11 am. Early arrivals are accommodated with advance notice. -Overnight parking is available along the double drive. -Breakfast is served from 8 am to 10 am. Earlier serving times can be arranged with advance notice. -Our menu offers a different selection daily. Slight variations or alternate selections may be prepared by request. -Complementary snacks and soda are available, also a self-serve candlelight snack from 7 pm to 9 pm. Carry-in food should be consumed in the dining room or kitchen areas only. -Please observe quite hours are from 10 pm to 5 am. -The cat, Spooky, is not allowed in the quest rooms, please keep your room door closed at all times. -No pets, no smoking.

Testimonial(s): The Roselea is a great place to stay. A beautiful house and big gardens. We had plenty to eat and the Inn Keeper was so helpful with maps and directions to Syracuse attractions.

We enjoyed visiting with the patrons on our adventures and travels. The house was very nice. We especially enjoyed the spa and outdoor picnic area for a birthday celebration. We took in the Baldwinsville sites and restaurants and visited the Syracuse museums.

Area Links of Interest:

-20% off a the kaitlyn room when combined with the Jillian Room at regular price.
-Stay 3 nights at regular price and receive an additional night at 50% off. -Stay 4 nights at regular price and receive an additional night FREE.


The Dominion House

thedominionhouse1 The Dominion House
50 Old Dominion Rd.
Blooming Grove, NY 10914

Innkeepers: Kathleen and Joseph Spear
Rooms & Availability / Make-A-Reservations

GPS: 41.405543,-74.204686

Region: Hudson Valley

Nearest Cities & Towns: Newburgh-13; New York City-60; Middletown-18; Monroe-9; Suffern-31; Warwick-15

thedominionhouse3About the Area: The Dominion House Bed & Breakfast is located approximately 50 miles north of New York City in the scenic Hudson Valley, situated on 4.5 acres at the end of a country lane in central Orange County. It is conveniently located only minutes from Woodbury Common Premium Outlets, West Point, Storm King Art Center, Sterling Forest and local wineries.

Inn Description: The inn was built in 1880 by a local farmer, Benjamin Strong. His family settled the area in the seventeen hundreds. The house has spacious rooms, wide plank floors, marble mantels, original furnishings, moldings and ornate plaster cornices. Swimming pool, slate top pool table, Jacuzzi, and library are available for your pleasure and relaxation. A large deck and wrap around porch are perfect for afternoon tea or summer breakfast. In the colder months relax in our large parlor or by the fire in our oak paneled den.

Number of Rooms: 4

Group Capacity: 12

Rooms Description: Three rooms are in the main house. All have queen beds,cable TV, clock radio and AC. Rooms have private bathes. All bedroom sets are original to the house from 1880. Also available is a private cottage with kitchenette, bath with jetted tub, queen bed and sitting area. TV, AC, CD player and clock radio. The cottage is fully equipped with cooking needs for extended stays.

thedominionhouse2Amenities: Full Breakfast / Non Smoking / Handicapped Accessible / Air Conditioned / Accommodates Children / Accommodates Meetings and or Conferences / Accommodates Weddings / Swimming Pool / Hot Tub / Jacuzzi Whirlpool Tub / In Room Fireplace / In Room Dataport / Fax Service / Satellite or Cable TV / Wireless Internet

Specials: Restaurant within one mile and many more 3-6 miles. Twelve miles from Newburgh Waterfront.

Locations / Directions: Coordinates = N41 24.342 W74 12.242 Full breakfast, non-smoking, Handicap accessible [cottage], air Conditioned, Accommodates children, no pets, wireless internet, swimming pool, hot tub, library, fireplace, slatetop pool table cable TV, bike friendly and garden weddings

Rate Information: $150-199

thedominionhouse5      thedominionhouse4

Sutherland House Victorian Bed & Breakfast

sutherlandhouse1 Sutherland House Victorian Bed & Breakfast
3179 State Route 21 South
Canandaigua, NY 14424

Innkeepers: Robert & Donafaye St. John
Rooms & Availability / Make-A-Reservations

GPS: 42.873354,-77.306929

Finger Lakes

Nearest Cities & Towns: Canandaigua, Geneva (19 miles), Rochester (31 miles)

Parker new                                                   

Inn Description: Renovated Victorian in the heart of the Finger Lakes, only 1.5 miles from Canandaigua Lake. Romantic, relaxing, convenient setting over 5 acres. Sumptuous three course breakfast each morning. Complimentary hot and cold beverages and snacks available at all time, as well as an evening dessert. Upscale accommodation. Three rooms have double Jacuzzi, and all have a romantic gas fireplace! All guest rooms feature individually controlled air conditioning, flat screen television and VCR/DVD, AM/FM,CD,clock radio, private bath, and many other amenities. Free Wireless Internet Access. Victorian Parlor and several patios for guest use.

Number of Rooms: 5

Rooms Description: Each room has a private bath, three with double whirlpool tubs. All rooms have a romantic gas fireplace. Parker House Suite can accommodate four persons, Lillian’s Loft can accommodate three persons. Ivy Solace, Henry’s Haven and The Rose Garden can accommodate two persons. Rooms have a king bed or a queen bed with sitting area.

Amenities: Three Course Breakfast • Non Smoking • Air Conditioned • Jacuzzi Whirlpool Tub • In Room Fireplace • Cable TV Wireless Internet – Room With Two Beds

Please ask questions of the innkeeper to ensure that your needs can be met at the B&B of your choice. Some amenities may not be available in each room.

Specials: Specials and packages vary. See the website for full information.

Locations / Directions: Please See

sutherlandhouse3Other Important Information: SUTHERLAND HOUSE IS OPEN YEAR ROUND Canandaigua and the Finger Lakes region of New York is the host of numerous activities throughout the year. Whether it is spring, summer, fall, or winter, in this bustling area you are never at a loss as to find a way to spend your time. Many wineries and breweries with 30 minutes.  Skiing and outdoor activities are just a few miles away.  Routes 5 and 20 are an Antique Shoppers dream. The same route is filled with historic sites and museums. Outdoor activities in every season will keep you busy before you relax at our Inn.

Area Links of Interest: