Jane's House By The Sea

I recently had the pleasure of sitting down with Jane, a past buyer client of mine, who treated me to homemade seafood chowder, fresh biscuits and some sparkling wine as we chatted about her property & her journey owning and operating an Airbnb! If you have been considering investing in a property and operating it as a vacation rental or perhaps converting a space in your home in to a rental property, this is going to be a great read for you.

Jane's home is surrounded by the wildness of nature & sparkling water, tucked away from the busyness of the world like a secret retreat! With nearby attractions like Clam Harbour & Martinique Beach and fantastic spots to eat like Lupin Dining & Pantry and Uprooted Market & Cafe. She has created a beautiful and unique coastal experience for her guests & if provided with the opportunity, you should definitely visit The Boathouse - a seaside paradise on the Eastern Shore of Nova Scotia.

I remember searching for a home with Jane. It was late in 2020 just as the housing market was heating up (although we had no idea at the time just how hot it would be!) and Jane was looking for a bit of a "unicorn". There were a number of roads she had in mind for location and the property had to have a view of the ocean. Aside from those two things, she was pretty open to possibilities, as long as the property wasn't updated in a modern fashion - no sparkly counter tops or home that had been painted white from top to bottom!

During our first viewing together, Jane shared something with me. She had been having some feelings towards buying a home - was now really the right time? Was it selfish of her to spend her savings on a downpayment? was she making a mistake? However, that morning she had received a phone call that she had won a pretty substantial amount of money from a 50/50 draw from a local animal shelter. The universe was absolutely reassuring her and right then and there I knew there was something special happening ... something kismet!

That first house didn't turn out to be "the one". Neither did the handful of others we saw after it. Some were quite frankly scary and some were a little stinky! Jane drove up and down the roads sending me addresses of homes that she liked and I sent the property owners letters stating that Jane would like to buy their house! Finally, I got a call back from an agent local to the area that I had been hounding! She had a listing coming to market and we could see it the day before it went active on MLS. It was this house, the house surrounded by the sea. This house had it all, an almost 360 degree view of the ocean, hadn't been overly updated and Jane could still make it her own, history & folklore (this is a story for Jane to tell you!), a wood stove ... it was "the one", we had finally found it!

There was only one thing that we hadn't accounted for. The boathouse. This big outbuilding with a secondary suite wasn't on Jane's checklist of wants/needs, it was obstructing her view and from an expense perspective - it was an extra one!

So, how did Jane turn the derelict boathouses in to a valuable business venture?! Well, she chatted all about it with me so I could share it with you!

Was the Airbnb a happy accident or is it something you have always wanted to do? We looked at properties without rental opportunities during our house hunting search so when did you know that you wanted to convert the boathouse to an Airbnb?

Jane says that looking back the boathouse was actually a bit of a deterrent. The building impeded the view of the water from the house, it was in a state of derelict and needed a lot of love. She had decided to wait a year and make a decision on what to do with the building. Of course, now she sees it as a valuable business venture and a benefit to the property! Jane closed on the sale of the property in November of 2020. Three months later in February of 2021, she knew what she wanted to do!

On a random day in February 2021, after a bottle of wine (or two) Jane was inspired to make a list of things she would need to turn the boathouse into a retreat for guests! At the top of this was a set of good pots! She set out to shop for said pots and ended up spending $2000 (she bought a lot more than just the pots!). At that point she knew she had committed herself and that weekend she started painting!

The Boathouse Guesthouse opened in August of that same year and was open until the end of the season in November. A couple of days after going live on Airbnb, she was booked! Jane had about 15 bookings that first season. She spent apprx. $10,000 to get going and profited around $3000 the first year!

What were some challenges that you faced with getting set up with Airbnb & getting ready for guests?

"The Airbnb platform was very easy to use", says Jane. She explained that the site is intuitive and offers "smart pricing" which gives you a range to help you determine pricing based on an analysis of the surrounding community. Jane is 60 years old and works a full time job at a challenging position so being able to easily navigate the booking system was a must!

One challenge Jane didn't anticipate? Wanting to spend time with the guests! Her second set of guests that first year were four older women from New Brunswick. They were here for a chef's tasting tour and craft making (right up Jane's alley!) and she says it was really hard for her not to ask these fun ladies if she could come along!

Do you do all of your own turnover/ management?

The real challenge was perfecting the turnover system! Jane does all of the turnover and management of the property herself. When it comes to this aspect of the business she says "it is what you make it"! Jane blocks a day between each booking whenever she can to give herself a little extra time to get things done. The minute the guests leave she strips the place down and starts the laundry while she is working her full time job. The night before new guests arrive the place gets a scrub down and staging which takes apprx. an hour and half. Then, one last sweep through make sure everything is perfect and ready to go for the next set of visitors!

What would be some advice that you would have for other people interested in operating a rental property?

"Talk to people who have done it before, and listen to their advice!" Jane replied. The more you can anticipate the needs of your guests & delight them, the better their experience is going to be. Her first piece of advice is to make two lists. List number 1 is a list of all of the things that delighted you when you have stayed at an airbnb/ rental. Maybe they had great coffee, a thoughtful guidebook, or a great selection of activities! The second list is everything that you went to reach for that wasn't there. It would be even better if you can get your friends or family to help you make these lists! Make sure your space has as many things on the list that you can get.

The second piece of advice is to set your own personal boundaries and stick to them. One of hers is the no pet policy.

Check out the Guide Book Jane created for her Airbnb site!

I am sure that you give your guests the whole experience! What are some things that you do to set yourself apart and ensure you get a great review?

For the record - Jane is an Airbnb Superhost with 29 5 star reviews!! Jane says that her personal communication often comes up in reviews along with the fact that she gives people their personal space! She has gone above and beyond to make sure that the space has everything that guests need to cook, entertain themselves and relax! The space also offers charming decor that suits the charm of the small coastal community!

"We spent a lovely long weekend at The Boathouse. The view is STUNNING and we had a great time kayaking, making a campfire, relaxing, and soaking up the gorgeous scenery. The space was very well equipped - we had everything we needed. Jane did a great job at letting it be known that she was happy to answer questions/messages if we needed anything while also giving us privacy - great host." - Levi (Airbnb Review)

What are some pros & cons of being an Airbnb owner?

Pros: Jane says, "through the guests excitement I'm able to find the magic in the property over and over again"! So far, she doesn't have any horror stories to tell and the guests have all been lovely. "My heart is happy that they love the *magic* of the place", says Jane.

Cons: We laughed at this question as she struggled to find some cons! Her only response - if you're a private person, having someone else on or in your property isn't going to be for you.

Jane, I want to say I am so grateful you took the time to chat with me about your experiences so far in this new venture of yours! I had not been back to the property since closing day back in 2020 and when I arrived I felt like she had been there for years & years - the property felt like "her". Jane is warm, inviting & a bit whimsical (in the best way!) these qualities are apparent in the spaces that she has created on her property & for her guests!

Visit The Boathouse Guesthouse:

On Instagram: https://www.instagram.com/the_boathouse_guesthouse/

On Facebook: The Guesthouse Boathouse

On Airbnb: The Guesthouse Boathouse on Airbnb