MAKE YOUR LANGUEDOC HOLIDAY HOME PAY ITS WAY
The trend towards holiday home ownership in the Languedoc region shows no signs of abating, and a quick internet search will throw up thousands of Languedoc holiday rental options (368,000 results to be precise, if you key holiday rental Languedoc into Google). Yes, the idea of renting out your home in the south of France is appealing, but nowadays the competition is fierce. To be successful, you need a realistic business plan combined with an effective marketing plan. Pay no attention to estate agents who assure you that a three-bedroom house will comfortably sleep 12, you'll be able to rent it for 1000 ' a week and it will be booked for 20 weeks a year. Many people fall in love with a Languedoc property, buy it, and then consider renting it out to cover ownership costs - and maybe even make some money. One of the first things to do is decide how much to charge.
Establishing a price
Deciding what to charge is not difficult if you do some research. Do an internet search for holiday rental Languedoc (or the name of the area your property is in). Look at the homes advertised, compare amenities and features, and you'll see a pattern emerging. Read the property rental ads in specialist magazines to get an idea of the going rate and how to word your own ad; you will get a good sense of the market and be able to establish your prices accordingly. All-inclusive or extras on top?
The gîte tradition in France includes clients supplying their own sheets and towels, and cleaning the property before they leave. For clients, bringing bulky bed linen and towels is a drag, and as for cleaning, there have to be better ways to end your holiday than having to do a whole load of housework. It's arguably much easier for your guests to know that there are no extras for linen, cleaning, gas or electricity - although of course, if you include cleaning and laundry in your price, you have to do it yourself, or find someone to help.
Cleaning, changeovers and care taking
Having someone reliable to look after your house is essential; if you can find one person to do the changeovers, cleaning and laundry, arrange the key exchange, take care of routine maintenance and be an emergency contact for your guests, so much the better. Estate agents may be able to recommend someone, or alternatively check the forums and classified sections of web sites devoted to life in France and the services ads in French property and lifestyle magazines. Remember that although you only pay for changeovers when the house is rented, you will need to pay for care taking year-round.
Expenses
The obvious expenses are changeovers and advertising; the less obvious ones come under general maintenance. For example, you might paint your gîte in April prior to the start of the season, but by the end of September and 9 weeks of rentals, you may need to get out your paint brushes again to deal with the inevitable wear and tear. Things like bed linen don't last for ever, and wine glasses will get broken at an amazing rate, so plan on replacing the entire set every season.
The initial cash outlay to equip a gîte can be a shock. You need two sets of bedding for each bed, two sets of towels for the maximum number of guests you can accommodate, cutlery, crockery, pots and pans, the aforementioned wine glasses, garden furniture... the list can seem endless. Don't forget things like books and music and some rainy day toys for children. A television and VCR or DVD player are nice, but not essential. Completely discretionary but a lovely touch is something to welcome your guests. Fresh flowers, a bottle of wine, bread and cheese or some local olives will all hit the right note. It's not expensive but you do need to factor in the cost. Predicting revenue
It is difficult to estimate how many weeks your house will be occupied as there are so many variables. In the Languedoc (and other parts of the south of France) the high season is July and August (eight weeks), while mid season (May, June, September and October) accounts for another 16. Renting out for 12 weeks is optimistic, eight weeks is perhaps realistic, and six weeks is a pessimistic forecast. If your property has no outside space and it isn't in a 'destination' then it's possible that it won't rent at all.
Advertising your holiday home
Many people start making their holiday plans in January so try and have your advertising in place by then. There are several ways to advertise, some paid for and others that just require a bit of effort; take advantage of them all.
One of the easiest things to do is appoint a rental agency to handle the advertising, enquiries and bookings, collect deposits and rent and pay you, charging a percentage of each booking.
There are lots of options for print advertising; French property titles specifically target people who are seriously interested in spending time in France, but you'll have to pick the brains of other advertisers (or take the plunge yourself) to see which magazines produce the best results.
Internet advertising is a must. Remember the internet search you did to establish the price; do it again to see where to advertise - pick a rental site that shows up in the first two pages of your results. Make your text appealing, and describe the area and amenities; include pictures that show the house well. Don't put a long list of penalties in the ad - you can always explain the cancellation and damage deposit policy on a rental form.
You can even make your own web site; almost all ISPs include free space for a personal web site and tools to help you.
Finally, take advantage of any opportunity to let people know about your gîte. Ask your family and friends to pass the word along; try sending an e-mail that describes the house and ask them to send it on to anyone who might be interested. Put up some details on the notice board at your office, or if you're self-employed, use your e-mail signature to promote your home (along the lines of "rent my house in the Languedoc for your next holiday", followed by a link to your website and a phone number). Design cards or flyers and carry them with you to hand out, and leave some where people will find them. Try shops, bars, restaurants... even doctors' and dentists' waiting rooms can be good!
Establishing a price
Deciding what to charge is not difficult if you do some research. Do an internet search for holiday rental Languedoc (or the name of the area your property is in). Look at the homes advertised, compare amenities and features, and you'll see a pattern emerging. Read the property rental ads in specialist magazines to get an idea of the going rate and how to word your own ad; you will get a good sense of the market and be able to establish your prices accordingly. All-inclusive or extras on top?
The gîte tradition in France includes clients supplying their own sheets and towels, and cleaning the property before they leave. For clients, bringing bulky bed linen and towels is a drag, and as for cleaning, there have to be better ways to end your holiday than having to do a whole load of housework. It's arguably much easier for your guests to know that there are no extras for linen, cleaning, gas or electricity - although of course, if you include cleaning and laundry in your price, you have to do it yourself, or find someone to help.
Cleaning, changeovers and care taking
Having someone reliable to look after your house is essential; if you can find one person to do the changeovers, cleaning and laundry, arrange the key exchange, take care of routine maintenance and be an emergency contact for your guests, so much the better. Estate agents may be able to recommend someone, or alternatively check the forums and classified sections of web sites devoted to life in France and the services ads in French property and lifestyle magazines. Remember that although you only pay for changeovers when the house is rented, you will need to pay for care taking year-round.
Expenses
The obvious expenses are changeovers and advertising; the less obvious ones come under general maintenance. For example, you might paint your gîte in April prior to the start of the season, but by the end of September and 9 weeks of rentals, you may need to get out your paint brushes again to deal with the inevitable wear and tear. Things like bed linen don't last for ever, and wine glasses will get broken at an amazing rate, so plan on replacing the entire set every season.
The initial cash outlay to equip a gîte can be a shock. You need two sets of bedding for each bed, two sets of towels for the maximum number of guests you can accommodate, cutlery, crockery, pots and pans, the aforementioned wine glasses, garden furniture... the list can seem endless. Don't forget things like books and music and some rainy day toys for children. A television and VCR or DVD player are nice, but not essential. Completely discretionary but a lovely touch is something to welcome your guests. Fresh flowers, a bottle of wine, bread and cheese or some local olives will all hit the right note. It's not expensive but you do need to factor in the cost. Predicting revenue
It is difficult to estimate how many weeks your house will be occupied as there are so many variables. In the Languedoc (and other parts of the south of France) the high season is July and August (eight weeks), while mid season (May, June, September and October) accounts for another 16. Renting out for 12 weeks is optimistic, eight weeks is perhaps realistic, and six weeks is a pessimistic forecast. If your property has no outside space and it isn't in a 'destination' then it's possible that it won't rent at all.
Advertising your holiday home
Many people start making their holiday plans in January so try and have your advertising in place by then. There are several ways to advertise, some paid for and others that just require a bit of effort; take advantage of them all.
One of the easiest things to do is appoint a rental agency to handle the advertising, enquiries and bookings, collect deposits and rent and pay you, charging a percentage of each booking.
There are lots of options for print advertising; French property titles specifically target people who are seriously interested in spending time in France, but you'll have to pick the brains of other advertisers (or take the plunge yourself) to see which magazines produce the best results.
Internet advertising is a must. Remember the internet search you did to establish the price; do it again to see where to advertise - pick a rental site that shows up in the first two pages of your results. Make your text appealing, and describe the area and amenities; include pictures that show the house well. Don't put a long list of penalties in the ad - you can always explain the cancellation and damage deposit policy on a rental form.
You can even make your own web site; almost all ISPs include free space for a personal web site and tools to help you.
Finally, take advantage of any opportunity to let people know about your gîte. Ask your family and friends to pass the word along; try sending an e-mail that describes the house and ask them to send it on to anyone who might be interested. Put up some details on the notice board at your office, or if you're self-employed, use your e-mail signature to promote your home (along the lines of "rent my house in the Languedoc for your next holiday", followed by a link to your website and a phone number). Design cards or flyers and carry them with you to hand out, and leave some where people will find them. Try shops, bars, restaurants... even doctors' and dentists' waiting rooms can be good!
About the Author
Louise writes for a number of French life magazines and was asked to write a number of articles on life and experiences in France by French real estate agents Maison Med (http://www.maisonmed.com), based in the Roman city of Nimes.
Author: Louise Hurren