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Farm Stays: Lodging for Guests on Your Farm or Ranch

Feasibility Worksheet

U. S Farm Stay Association | www.farmstayus.com | 541-487-4966 Page 1

What’s a Farm Stay?

A farm stay* is a hosted accommodation on a working farm with guests paying for the privilege of staying overnight. Farm stay lodging runs the gamut: from camping, to rooms in the farmhouse, to guest houses – to name a few. Guests are often invited to help with the more benign farm chores if they wish (collecting eggs, feeding livestock). The farm stay is about the experience, be it the ‘unplugged’ nature of the setting, the farm fresh food, or the passive education about farming and ranching.

*Caveat: This term/phrase is not yet recognized by most state agencies or the insurance industry as a form of lodging. The concept of farm stays is European and has recently been introduced in the U.S. “Bed & Breakfast”, “campground”, and “private park” are more widely used to fit the regulatory vocabulary.


The Feasibility Study aka

Should I host an agritourism farm stay or not?

Questions to answer (who, what, when, where, why and how much, not necessarily in that order):

1. Regulations, Permits, and Licenses

2. Lodging

3. Infrastructure and Amenities

4. Activities

5. Marketing/Internet savvy

6. Legal and insurance

7. Competition

8. Financials: Start-up

9. Financials: Operating Income

10. Who’s going to be responsible?

11. Timing and Motivation reality check - is agritourism a good

match for you and your operation?


1. Regulation, Permit, and License Requirements

There are a variety of permits and licenses required to operate your facility depending on what you are offering. Below is a list for check-off. Note: there is a great Regulatory Agency Worksheet in Agritourism and Nature Tourism in California, 2nd Edition pg 75. CA is more heavily regulated than most states. This worksheet should help you identify the agencies you need to know about.

Licenses (You may or may not need all of these. They may also be called different

names depending on the state you are in, but this will give you the basics for where to start)

_____Business license:

Contact the local city office where your establishment is located for specific business license requirements.

_____County Lodging tax license:

Your county may charge a % lodging tax (in addition to possible state and/or city lodging tax – or maybe your state doesn’t collect this at all!)

_____City/county sales and use tax license:

Contact the local city/county office where your establishment is located for specific tax license requirements.

_____ Liquor license:

Contact your state for more information on how to obtain a liquor license for your establishment and/or if you need one (obviously this is only if you are serving alcohol).

______ State sales tax license:

Contact your state Department of Revenue for more information or to obtain a state sales tax license. A state sales tax license is often required when applying for a retail food establishment license.


_____Fictitious name: filing with state, aka DBA (‘doing business as’)

This is your business name filing even if you are a sole proprietorship. It protects your name as yours and puts you on the roles as a legal business in your state. There is generally an annual fee to be registered with the state. You should be able to sign up online through your state’s governmental website.

_____Federal tax ID number: when incorporated or have employees

Contact the Internal Revenue Service or go online to their site. Make a note of the i.d number they assign you before leaving the site; otherwise you will have to wait until the hard copy comes in the mail

Others? _________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Permits or Fees _____ Building permits _____ Department of Public Health and Environment _____ Environmental Health (Water/Sewer) _____ Public Works (Signs, Road access) _____ Fire and Safety _____ Fishing and hunting _____ Special use

You may decide not to do some of the things you wanted to do based on what you find out and cost for compliance.

Other:

Bed and Breakfast - meals: does your state have specific rules for these?

Domestic Kitchen vs Commercial Kitchen: check with your Department of Health

http://www.google.com/url?q=http%3A%2F%2Fwww.irs.gov%2FBusinesses%2FSmall-Businesses-%26-Self-Employed%2FEmployer-ID-Numbers-%28EINs%29&sa=D&sntz=1&usg=AFQjCNFH6-FvH0h427MCrJBujGcYZUxdgw


Personal Property Tax : Many counties have something called Personal Property Tax

that they require you to submit annually. This is a county tax on businesses. No one remembers to tell you about this, until they do with a fine for non-compliance.

*** Make sure your neighbors are on board or your idea may die before you ever get out of the regulatory process***

Talk to your neighbors about your idea and how this might impact the neighborhood o Good neighbor relations will go a long way

Part of a permit review is to contact all neighbors for comments

Be aware that your neighbors’ objections during your application process will not necessarily stall or fail a review, but better to not have the complaint registered at all.

Invite your neighbors over to see your facilities

Invite your neighbors to any large parties that might affect them with traffic or noise so they don’t just feel like the ‘neighbors’

One of the biggest complaints recorded by the Department of Agriculture is neighbor relations, especially if you are near a commercial operation.

Notes:

_________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________


Lodging What kind of farm stay are you offering? High, middle, or low end (5 star to self-serve)

-- This will determine and/or be determined by the next bulleted items -- This will determine the amenities and activities offered

1. Location

Where will guests reside on the farm?

How close to others (if multiple)? – draw a site map

Will you offer a variety of lodging types?

Will you accommodate animals traveling with guests (horses, dogs) – where?

2. Lodging Facilities

Farm stays are unique because guests tend to be more adventurous in what they will accept in the way of new experience.

Rooms in your home/farm house

Alternative Lodging* o Cabins o Platform tents o RVs or RV parking o Yurts o Tipis o Guest houses/cottages o Farm house o Converted farm buildings (i.e. silo) o Campgrounds o Tree houses o Mobile homes o Tiny houses (these can fall into the RV category)

Pets and livestock facilities

* Specific Alternative Lodging Examples with details– see Addendum 1 Notes:

______________________________________________________________ ______________________________________________________________ ______________________________________________________________ ______________________________________________________________ ______________________________________________________________


3. Infrastructure and Amenities

Infrastructure (Check off what you have and what you will need to upgrade)

_____ Water and sewer _____ Electricity _____ Food prep areas _____Parking (depending on capacity) _____Access (road - and disability if this is of interest though not required in small facilities) _____Prepared campsites, specific locations, or make camp anywhere? _____RV hookups: water, sewer, other _____Stalls, corrals, runs _____Emergency vehicle access _____Fencing _____ Other

Amenities:

_____Communal space in a house means YOUR house! _____ New or remodel, contemporary or rustic décor? _____ Access to kitchen, private kitchen, kitchenette? _____ Private or shared bathrooms _____Off-grid amenities (e.g. composting toilets, solar showers) _____ Internet/phone/TV _____ A/C and/or heating _____ Luxury?

Your zoning (or budget) may restrict your choices

Notes: ________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________


4. Activities

What do you like to teach or do? ____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

What could you (safely) use help with? ____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Your top activities _____________________________ _____________________________ _____________________________ _____________________________ _____________________________ _____________________________ _____________________________

Top Things Travelers Ask to Do

o Help with chores o Milking o Cattle drives o Riding o Collect eggs o Bottle feed baby animals o Outdoor recreation o Hunting and fishing o Classes (cheese, soap, weaving, canning)

Check out the Advanced Search on the Farm Stay U.S. (www.farmstayus.com) website, under Activities. You will see about 50 activities listed. Some you might be considering already; some you might find interesting to add.

http://www.farmstayus.com/


5. Marketing and Internet Savvy

Online presence: who to contact, how much, where to start

o Website URL:_________________________________________________ Budget: ______________________________________________ Website design: ________________________________________

o Facebook – name of your farm/ranch, not your personal listing (free) _________________________________________________________

o Twitter – name of your farm/ranch; can tie to Facebook posts; 140 characters allowed (free) _________________________________________________________

o Instagram – individual using #farm name on photos or account from farm (free) _________________________________________________________

o Pinterest – name of your farm/ranch; followers like photos better

than words (suggestions: canning, flowers, landscapes, etc.)(free) _________________________________________________________

o Google business listing – free; includes address, phone, hours, photo

o Local CVB (Convention and Visitor’s Bureau) (usually free) Contact: _________________________________________________

o State Tourism Office (usually free) Contact: ______________________________________________________

Online marketing websites

o Niche: U.S. Farm Stay Association (http://www.farmstayus.com)

o Vacation Rental sites Vacation Rental By Owner (VRBO)/Homeaway Airbnb Flipkey

../Conferences/CO%20Tourism%2010-14/_________________________________________________



o Bed and Breakfast sites o Travel sites

Booking.com

Contact local news organizations with a story pitch o Grand opening, seasonal, baby animals, general interest, historical,

etc. Contacts: ______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Word of Mouth: Get yourself listed o Trip Advisor ______________________________________ o Yelp ____________________________________________ o Guests

Google Analytics

This allows you to track online how well your website is performing. It will also show you the source of inquiries so you can tell what kind of marketing is doing best. You will need to insert Google Analytics code on your website. This is a Very Useful tool. _____________________________________________________________________________________________________________________________________________________________________________________________


Legal and Insurance Also known as risk management, you usually want to do this once you have decided what you are going to offer, and where you are going to offer it.

Lawyer: Contact: _____________________________________________________________ To discuss: o Business structures (entity):

Sole proprietor, Partnership, Limited Liability Corporation, Sub-S Corporation, C Corporation

Tip: Most farms are either Sole Proprietor or LLC structures. It has to do with limiting your liability but there are pros and cons to these so discuss with your lawyer.

o Terms and Conditions and Release from Liability Waivers

Covers everything from cancellation policies to no smoking, no children, disruptive behavior, weather issues, etc. What to address: ______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ Tips:

o Least expensive way to handle – write your own after looking at other examples, then have reviewed by your lawyer

o Ch. 5 Agritourism and Nature Tourism in California, 2nd Edition has information about your liability risks, both for your guests and for your farm. Also has some templates

o Addendum 3 provides an example – reviewed by an Oregon lawyer

o T&C is different than a Liability Waiver o If your state has Limited Liability Equine or Agritourism

laws, make sure you have the authorized signage posted.


Insurance: farm or homeowner’s agent

Contact: _______________________________________________________ To discuss:

o Policy (policies?) What kind of business liability policies do they sell?

B&B?

Farm business?

Equine

Special event? ________________________________________________________________________________________________________________________________________________________________________________________________________________________

What kind of policy(ies) do you need? ________________________________________________________________________________________________________________________________________________________________________________________________________________________

How about an umbrella policy?

Will it cover the business?

What monetary amount of coverage do you need? ________________________________________________________________________________________________________________________________________________________________________________________________________________________

What will it cost?

Prices can vary from $500-$25,000, so shop around. __________________________________________________________________________________________________________________________________________________________________

Tips: o Refer to pg. 81, Fig. 5.2 Agritourism and Nature Tourism in

California, 2nd Edition for a Buying Liability Insurance Worksheet that makes sure you know what you are getting (questions for your agent)

o Be honest with your agent, but don’t embellish information

o Sometimes using a broker is easier/better than shopping around

o Not a lot of underwriters so you don’t want your name to be associated with denial of coverage


6. Competition

Don’t just look at standard forms of lodging, because you aren’t standard either. Who are they and what do they charge?

Hotels/Motels: _______________________________________________________________________________________________________________________________________________________________________________________________________________

Bed & Breakfasts: _______________________________________________________________________________________________________________________________________________________________________________________________________________

Campgrounds: _______________________________________________________________________________________________________________________________________________________________________________________________________________

Vacation and Airbnb rentals: _______________________________________________________________________________________________________________________________________________________________________________________________________________

Outfitters: _______________________________________________________________________________________________________________________________________________________________________________________________________________

Parks: _______________________________________________________________________________________________________________________________________________________________________________________________________________

Farm and ranch stays: (really, these are your allies, along with many of the above mentioned. If you are booked, make a referral and ask for the same in exchange)

_________________________________________________________________________________________________________________________________________________________________________________ Other locals you can work with: (i.e. restaurants, tour guides, rental

companies) ______________________________________________________________________________________________________________________


7. Financials: Start-up Projections and Pricing The following financials (#8 and #9) don’t necessarily need to be completed in the order written below, but all need to be completed for a good financial review of your idea.

Start-Up: How much is it going to cost to get the first person in the door?

These are estimates to start, but will have to be filled in later with hard costs (usually easiest on a spreadsheet): ______________________ Structures or remodel – build out cost ______________________ Infrastructure necessary (utilities, access, signage, etc.) ______________________ Furnishings & accessories (bedding, kitchenware, decor, etc) ______________________ Supplies ______________________ Insurance ______________________ Legal ______________________ Marketing ______________________ Permits and licenses ______________________ Website development ______________________ Total

Examples of Start-Up Costs Note: These numbers are only to give you an idea. Costs will depend upon your location and what you want to do. Some numbers could be much lower, some much higher. Pick and choose for a rough estimate.

Lodging

$500-$5,000 Campsites spaces

$1,000-$10,000 In-house (paint rooms, improve furnishings, upgrade bathroom)

$2,000-$25,000 Platform tents or yurts

$25,000-$75,000 Conversion of old farm building into lodging

$25,000-$125,000 Build small cabin or guest house

Infrastructure

$100 - $10,000 Water – from 5 gallon bottles to running

$100 - $10,000 Bathrooms – from composting to full w/ septic field

$0 - $20,000 Kitchen facilities - from none, to pole barn w/ propane and H2O, to kitchenette, to full kitchen


Bedding, Furniture, Appliances, Décor, Kitchen, Bath, Other

$1,250 Bedroom furniture – per room

$3,000 Living room furniture

$500-$3,000 Dining room/area

$2,500 Kitchen appliances: fridge, stove, microwave, toaster

$1,000 Laundry facilities

$500 Bathroom: rugs, towels, amenities

$300-$500 Bedroom: blankets, sheets, rugs, bedspread – per room

$250-$1,000 Kitchen: plates, glasses, pots/pans, tools, cutlery, knives, mats/napkins

Supplies

$100-$250 Cleaning, dining, bathroom, kitchen

Legal

$50-$1,000 Set-up fees

Insurance

$500-$25,000 Business liability premium (depends on activities and insurance co.)

Marketing

$200-$1,000 Website produced, does not include hosting

$200-$400 Membership in local tourism or chamber group

$60-$400 Listing on travel websites – per site

Free Facebook page, Twitter account, Google business listing

Permits/Fees/Licenses

$500-$10,000 City, county, state, other regulatory agencies

Total Start-Up: From $1,200 to $220,000+ (depending…) Notes: ________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________


Pricing: what to charge…and for what?

This is where you decide what type of operation you would like to run, because all your other decisions will flow from here. Assess your ‘assets’ (e.g. what are you selling?)

Land: mountainous, flat, river valley, trees, pastoral, farmland, pasture, scenic. Describe:______________________________________________________________________________________________________________________________________________________________________________________________

Buildings: historic, quintessential farm buildings, maintained, new/old, amenities Describe:______________________________________________________________________________________________________________________________________________________________________________________________

Location: off a dirt road, within reach of major metropolitan areas, airport access, town nearby, restaurants and things to do in close proximity, remote, quiet. Describe: Describe:______________________________________________________________________________________________________________________________________________________________________________________________

Human resources: family, employee pool, experience in the hospitality or customer service arena. Who? Describe:____________________________________________________________________________________________________________________________

Research your area

What are others charging for lodging in your area (hotels, B&Bs, farm stays)? ________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

What will your lodging be most comparable to in terms of amenities offered ________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Look at a simple fee structure (easier for guests), e.g. flat rate all year vs. seasonal rates (you can always negotiate discounts if requested during mud season) ________________________________________________________________________________________________________________________________________________

Will you charge for extras? (food, activities, farm store, etc.) ________________________________________________________________________________________________________________________________________________


________________________________________________________________________________________________________________________________________________

Now, based on your research, what do you think you can charge for your lodging?

I’m going to charge…because: ________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

Do the math. Here’s an example:

$150 per night 2 bedrooms, full amenities, sleeps 5

40 # of nights booked (projected), weekends, April-September Example has 8 nights not booked in that timeframe.

$6,000 Gross revenues

Is this enough? Do you need to do more? Back into the math with a number in mind, and see what it looks like.

$20,000 desired revenue

= $150 (should this be more?) x 134 nights This is 37% annual occupancy. Is this possible? Consider weather, temperatures, location, and your time.

Keep substituting numbers until the math looks reasonable for your location, your industry, and your time and attention.

Make sure the math supports your desire to do this!

Also, shoot low for the first several years until you get some traction and referrals.

Notes: _______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________


8. Financials: Operating Revenue and Expense Projection Start-Up is different than Operating Expenses because often the costs are one-time. They will also be handled differently by your accountant so be clear what is startup and what is operating in your bookkeeping.

Operating Revenues

Lodging fee

Extra charges: activities, classes, amenities, meals, etc

Weddings and events

Decide if you will charge a la carte or do an all-inclusive fee. Look to guest ranches that charge all-inclusive. Ask around for pros and cons.

Operating Expenses

Figure on an average of 20-30% of revenue

Examples of ordinary expenses to consider – you may have others. Take a look at a Federal tax schedule E for rental expense categories you will need for reporting

o Accounting/bookkeeping o Banking/merchant services (credit

cards) o Dues/memberships o Food o Insurance o Housekeeping o Maintenance/repairs

o Marketing/ advertising o Phone/Internet/Hosting o Payroll o Supplies o County Travel and Tourism Tax o Utilities o Loan payback

Notes:

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________


Example: Revenue/Expense Projection Revenue

Nightly fee ($150) x 40 nights for first year = $6,000 Operating Expenses

Expenses $1,350 (Figured at 30% of revenues. Some expenses are fixed – insurance - while others are relative to bookings.

Profit and Loss Summary for Year 1:

Example:

$20,000 Start-up costs

$ 6,000 Revenue – year 1 -$1,800 Operating costs $4,200 Net Income

To figure Payback

Payback if net income stays constant: $20,000/$4,200 = 4.8 years. After this time, all net income falls to the farm’s bottom line as profit. If Year 2 net income were to double to $12,000, then payoff is in Year 3. Any other increment, just take the net income and add it together until the start-up costs are paid off.

For examples of Profit and Loss and Cash Flow Projection Excel templates, look at the SCORE website (http://www.score.org) or talk to your local small business development center (SBDC). Notes: ________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

http://www.score.org/


9. Who will run this operation? Start-up may be different than the daily operations. Decide on all the roles and responsibilities before your begin.

Write a job description for all the positions, even if you are doing all of them yourself o Build-out /decorating

___________________________________________________________________________________________________________________________________________________________________________________________________

o Reservations ___________________________________________________________________________________________________________________________________________________________________________________________________

o Hosting ___________________________________________________________________________________________________________________________________________________________________________________________________

o Cleaning ___________________________________________________________________________________________________________________________________________________________________________________________________

o Cooking ___________________________________________________________________________________________________________________________________________________________________________________________________

o Marketing ___________________________________________________________________________________________________________________________________________________________________________________________________

o Grounds keeping ___________________________________________________________________________________________________________________________________________________________________________________________________

o Other (e.g. classes) ___________________________________________________________________________________________________________________________________________________________________________________________________

If this person is you, how will you: o Cover your farm jobs o Pay yourself o Find time for yourself (B&B burnout)

If this person is a family member: o Pick the person best suited for the job of hospitality since farm stays are the

business of hospitality and customer service and not necessarily farming. o Consider who will pick up the jobs on the farm that this person used to do


o Will this be a paid position?

When to consider employees o Depending on the farm expertise that may be lost and what jobs pay:

Would it be more economical to hire someone to: clean, maintain grounds, other?

To start, good to know all the jobs necessary but start to consider alternatives early

Tips:

o Depending on the size and complexity of your farm stay, between reservations and activities, the job could take as little as 2 hours/day and as many as 8 hours.

o For farm host training, read pg 7 (“Hospitality and Customer Service Do’s and Don’t) in Farm Stay 101 http://www.farmstayus.com/for-farms/farm-stay-business-guide/farm-stay-101-the-basics

Notes:

______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

http://www.farmstayus.com/for-farms/farm-stay-business-guide/farm-stay-101-the-basics

http://www.farmstayus.com/for-farms/farm-stay-business-guide/farm-stay-101-the-basics


10. Timing and Motivation: one more reality check Timetable

How soon do you envision opening? o Have you considered the ‘season’ for farm stays to launch or do you want

to try a soft launch (this is often determined by the necessity for cash flow)?

o Be realistic: ask the county about their time tables since it is not all up to you

o

If this is a five-year plan, what can you put in place now? If this is a one-year plan, do you have the time to commit to this intensively? If this is a retirement plan…

o Practice on people who know you and will give honest feedback o Make sure you enjoy doing this o Realize that the business takes time to build – give it at least 3 years

Motivation

Financial

Educational

Meeting new people

Other Notes: ________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________


Your Business Plan Rough Draft A feasibility study is rough, but gives you a financial snapshot of what you are selling and to whom, how much it will cost to start, and what you can expect to make in return. However, it doesn’t answer all the questions you need to consider before you jump: Look at the Farm Stay U.S. website under the Farmer’s Guide tab for:

o a more detailed set of start-up questions: http://www.farmstayus.com/for-farms.

o Basic Business Guide o FAQs o Business Resources o Starting a Farm Stay - narrative

o Contact your local Extension offices and SBDC for training and feedback o Talk to your tourism people – there are tons of resources for Colorado o Talk to your fellow farm and ranch stay operators already in business o Feel free to contact us with questions:

http://www.farmstayus.com/for-farms

http://www.farmstayus.com/for-farms


Addendum 1: Alternative Lodging Examples

Platform Tents

Typically, canvas tents with metal or wood pole frames, set on wooden platform raised off the ground. Platform may extend past the tent for a deck. Depending on climate, a wood stove is included. Tents are often removed during low season to protect materials. Willow Witt Ranch, Ashland OR

: Brand: Colorado Yurt Co. - Cimarron Tent Size: 12x14’ Sleeps 4 (1 bed + 1 futon) Netting on ends Wood stove Cost: @$1400.

: Amenities – general use Cook pole barn – propane stove, water, prep counters, picnic tables, gravel floor Porta potties (although just added septic for flush bathrooms)

: Permitted - campground (Jackson Co)


Green Springs Box R Ranch, Ashland OR

: Brand – Bussard & Sons (the ranch calls these bunkalows) 12x15’ tent - sleeps 4 (I double, 2 singles) 10x12’ tents (sleeps 2) Wood stove Solar or battery lighting Cost @$1200

: Facilities – shared

Solar outdoor showers Porta potties Camp cooking Summer camp facilities for large groups

: Permitted - as campground (Jackson Co)


Bella Vista, Hood River OR

: Brand - Yakima Tent Co 2 platform tents placed together for families another 8’ off the ground Cost @$1000 each

: Facilities - shared

Bath house with toilets

: Advice from farm Tents mildew easily and need to be used only during good weather Replace tents every 2 years of so Hard to keep linens mildew free Tent in tree is challenging to turn over quickly for new guests

: Permitted – Conditional Use B & B (Hood River Co)

Tipis Green Springs Box R Ranch, Ashland OR

: Brand: Nomadic Tipis (Bend OR) 16 20’ tipis – set in groups of 8 Dirt floors Set up for summer camps so cots and sleeping bags Cost @$900 each


Bathrooms Kitchen Cafeteria

: Permitted - Summer Camp (Jackson Co)


Cherrywood Bed, Breakfast and Barn, Zillah WA

: Brand – unknown 4 tipis trailers cement/stone floors 1 queen bed or 2 singles no heating apparent Cost - @$2000 ea

: Facilities - shared : Permitted – the farm is in WA so zoning doesn’t apply


Yurts Paca Pride Guest Ranch, Granite Falls WA (Pacific Yurts)

: Brand – Pacific Yurts 16’ diameter Sleeps 3-4 with queen bed and futon Electricity American Bedding mattresses for mildew Cost @ $20k from start to finish

30’ yurt used for meetings : Facilities – shared

Additional camping platform Restrooms and showers inside of farm house Outdoor cooking with propane stove and barbeques Guest room in farm house for non-campers (grandparents)

: Advice from farm –

Get hard features (windows/doors), complete insulation Pacific Yurt provides enough info for engineered plans Small yurt is fine for family size National campgrounds that added yurts saw 65-80% increase in revenue

: Permitted – park campground

Tent platform for campers in case of rain


Silos Abbey Road Farm, Carlton OR (custom)

: Brand – custom 3 25’ silos were converted into 5 rooms with radiant floors, doors, windows, ensuite bathrooms Put together with foyer for entrance. Yamhill Co allowed as ag structure Cost: $225k

: Facilities

Food is handled in old farmhouse downstairs Upstairs is vacation rental.

: Permitted – Bed & Breakfast (on EFU land?) (Yamhill Co)


Treehouses Deer Haven Farms, Newberg OR

: Brand - Treehouse Workshop, Fall City WA Farmers and friends took part in initial construction Workshop puts up frame and exterior walls Finishing by farmers Price: @ $70K turnkey

: Facilities –

Unclear at this time

: Permitted – unclear since Yamhill Co building department wants to see final product first.


Sheepherder’s Wagon Serenity Sheep Farm, Belgrade MT

: Brand – unknown, purchased off of Craig’s List 2 wagons – one with hard top (better), other with canvas Sleeps 2 in double bed Bench seats inside Built deck out front to increase living area Solar lighting Seasonal Price: @$2000 each all in


Outhouse with composting toilet Solar shower Propane gas grill (Cabellas) Cooler with ice

: Permitted – camping

Caused problem for insurance which designated at B&B Uses Farmer’s Union Insurance.


Airstream Pholia Farm, Grant’s Pass OR (purchased with assistance of friend who is part of an Airstream club)

1970s reconditioned Airstream $5-10k, cooking minimal, amenities in bathroom in barn, covered for leaks but helped by adding deck, sleeps 2 (bed and cot) Permitted as campground since recreational vehicle (Jackson County)

Tiny Houses No farms yet that are known, but Portland Co will help to build May be considered RVs if on wheels


Addendum 2: Questions and Answers for Farm Owners to Ask of their Regulatory Agencies

Q. Is a “Farm Stay” different from a “Bed and Breakfast” or “Guest Ranch”?

A.

Q. Can I establish a Farm Stay Bed and Breakfast Facility (B&B) on my farm?

A

Q. I’m not sure what my zoning allows. Are there difference use guidelines?

A.

Q. Is a Farm Stay B&B allowed to operate only in the main farm residence occupied by the farm owners or family or also simultaneously in other farm residences if they are occupied by additional farm owners or family?

A

Q. How many guests may be accommodated overnight in a Farm Stay B&B?

A.

Q. Do I need to be licensed with the County Health Department in order to prepare breakfasts?

A.

Q. Do I need to have a commercial kitchen to prepare breakfast for guests?

A.

Q. Will my facility be inspected?

A

Q. Can I serve meals to my guests in addition to breakfast?

A.

Q. Are my neighbors part of the decision making process?

A.


Q. Are there forms to complete and fees to pay?

A.

Q What happens to my application packet after I submit it and pay the fee?

A.

Q. May I establish a private campground on my land?

A.

Q. Do I need a permit to have ‘tiny houses’ on my land?

A.

Q. Let me re-phrase, “How do I get this X/Y/Z signed off through your department?”


Addendum 3: Terms & Conditions and Privacy Policy

EXAMPLE

I. POLICIES

1. We are sorry, but dogs are not allowed at our farm since we have many free-range animals. We have our own dogs and cats running around the property. Please let us know if you are afraid or have issues with our domestics and we will try to make arrangements to that effect.

2. No Smoking inside the cottage. If you smoke outside, please crush and dispose of all cigarette butts in a safe manner since we are (ex.: surrounded by the forests of the Coast Range). If there is a smell of smoke or we have to clean up after you, there will be an additional fee.

3. Check-in is 4:00 PM and check-out is 11:00 AM. These times are negotiable with the stated acknowledgement of your hosts.

4. Deposits: A 50% deposit is required to hold all reservations. This will be applied to your balance due at the end of your stay as long as there is no damage.

5. Payments of all rents are due upon departure either by check or credit card. Your credit card receipt will read “name on your merchant services account”.

6. Cancellations: Reservations cancelled 21 days or more prior to arrival will receive a full refund, less a $25.00 processing fee. Reservations cancelled 20 days or less may result in payments being forfeit if we cannot re-rent the cabin. There are no refunds for unused nights resulting from late arrivals or early departures, except under extraordinary circumstances which will be at the discretion of the owner.

7. A charge of $25.00 will be assessed for each returned check.

8. There are no refunds due to mechanical failure, natural disasters, or weather.

9. Please abide by any additional ‘rules’ posted in the cottage. These are for the safety of both you and the farm residents (animals and people). A farm has inherent dangers and we will do our best to point out the obvious ones; however, guests will hold harmless XXX Farm from all claims, suits or action of any nature arising out of activities of their party.

10. XXX Farm reserves the right to refuse service to anyone.

11. Violation of any federal or state laws, company policies or house rules are all grounds for immediate eviction without refund.

12. Receipt of your deposit and registration form will secure your reservation.


II. RELEASE, WAIVER OF LIABILITY, AND INDEMNITY AGREEMENT

When you check-in, we will have you sign this agreement. Please be sure to read it completely before your arrival.

1. I agree to RELEASE, WAIVE, DISCHARGE AND COVENANT NOT TO SUE any entity or individual involved in any way with the ownership, management, control and/or maintenance of the XXX Farm, and/or their employees, officers, directors, management, employees, agents (collectively and individually referred to herein as “Releasees”), from all liability to me, my personal representatives, assigns, heirs, and next of kin for any and all loss or damage, and any claim or demands therefore on account of injury to the person or property or resulting in death and whether caused by the negligence of the Releasees or otherwise.

2. I hereby ASSUME FULL RESPONSIBILITY FOR AND RISK OF BODILY INJURY, DEATH OR PROPERTY DAMAGE due to the negligence of Releasees, and any of them, or otherwise while using or staying at XXX Farm.

3. I agree to INDEMNIFY AND SAVE AND HOLD HARMLESS the Releasees and each of them from any loss, liability, damage, or cost (including but not limited to attorney fees) that they may incur during and/or as a result of any activity of the undersigned while at XXX Farm, whether caused by the negligence of the Releasees or otherwise.

4. (When applicable) I am the parent/guardian of a minor child and do hereby give my approval of his/her participation in any and all of the activities at XXX Farm. I agree to the above terms and conditions for myself and on behalf of the minor.

5. I acknowledge that any review of these issues are subject to local county venue.

WE RESPECT YOUR PRIVACY!

All of the information collected on this site will be kept strictly confidential and will not be sold, rented, disclosed, or loaned to any entity outside XXX Farm except the bank processing institutions that are involved in completing your purchase.

Any information you provide will be held with the utmost care and will not be used in ways that you have not consented to.

We NEVER store credit card numbers on our site. Only the bank processing institutions see this information.


Addendum 4: Farms in Northwest with Alternative Lodging mentioned

Silo

Abbey Road Farm, Carlton OR: www.abbeyroadfarm.com

Platform Tents

Belle Vista, Hood River OR: www.bellavistahoodriver.com

Green Springs Box R Ranch, Ashland OR: www.boxrranch.com

Willow-Witt Ranch, Ashland OR: www.willowwittranch.com

Tipis

Cherrywood Bed, Breakfast, & Barn, Zilla WA: www.cherrywoodbbandb.com

Green Springs Box R Ranch, Ashland OR: www.boxrranch.com

Tree Houses

Deer Haven Farms, Newberg OR: www.deerhavenfarmsbb.org

Yurts

Paca Pride Guest Ranch, Granite Falls WA: www.pacapride.com

Air Stream Trailer

Pholia Farm, Grant’s Pass OR: www.pholiafarm.com

Shepherder’s Wagon

Serenity Sheep Farm, Belgrade MT: www.serenitysheepfarmstay.com

Additional farms using everything from yurts to airstreams to converted farm buildings can be found by searching the Farm Stay U.S. website (www.farmstayus.com) using Accommodation as a selection in the Advanced Search.

http://www.abbeyroadfarm.com/

http://www.bellavistahoodriver.com/

http://www.boxrranch.com/

http://www.willowwittranch.com/

http://www.cherrywoodbbandb.com/

http://www.boxrranch.com/

http://www.deerhavenfarmsbb.org/

http://www.pacapride.com/

http://www.pholiafarm.com/

http://www.serenitysheepfarmstay.com/



Addendum 5: Resources

1. Agritourism and Nature Tourism in California 2nd ed., by Holly George and Ellie Rilla, 2011, University of California Agriculture and Natural Resources Publication 3484.

To order http://anrcatalog.usdavis.edu , 1-800-994-8849.

Thorough ‘how to‘ publication that guides the business plan for farms thinking of entering agritourism. California has as many if not more regulations than Oregon so coverage is fairly complete.

2. U. S. Farm Stay Association. www.farmstayus.com –

Member-based organization to market and promote farm stays around the country. Has a farmer resource section: http://www.farmstayus.com/for-farms.

3. Online Farm Stay Manual, University of MN Institute for Sustainable Agriculture, http://www.misa.umn.edu/Publications/FarmstayManual/index.htm.

While this was written for MN farms, there is a lot of good general information.

4. National Children’s Center for Rural and Agricultural Health and Safety (2008) Policies and Procedures Guide and Worksite Guide, http://www.marshalfieldclinic.org/agritourism

Detailed guides with check-off worksheets that cover in detail all the issues and agritourism venture needs to look at for safety.

http://anrcatalog.usdavis.edu/


http://www.marshalfieldclinic.org/agritourism

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