Latest News

Resort News Magazine - Issue June 2010

Monday, 12 July 2010 13:04

Most motel owner/operators/managers will tell you they are rarely in the onsite residence.  Maybe this is why the motel residence is the most forgotten about, ignored, and neglected, part of many, many motel complexes.  In “the good old days” motels were typically built with a lovely 3 or 4 bedroom home above or beside reception where the owner/operators (who were often the one’s having the motel built) were going to live with their children, and operate the motel business as a family concern.  The motel was not only built as a place of business but also a home for the family to live and run the operation

Unfortunately the days of this lovely family size residence seem to be in the minority nowadays for newly constructed motels.  There are the exceptions, where motels recently built have carried on the tradition of a large family size aboad, however they are becoming less and less.  The motel residences of yesteryear were not perfect, as often a second kitchen was included over and above the commercial kitchen.  These second kitchens are often now removed or obsolete as they have never been used to cook with since being built, as most people do not enjoy cleaning up two kitchens each night.

Over the years I have seen all sorts of residences and many different sizes of families living within.  A most unusual one many years ago included 2 adults and 3 young children in a one bedroom residence.  Suffice to say the living room (that had now become a second bedroom) had numerous beds strategically placed.  I suspected when they purchased the motel that they may only stay for a short time before on selling due to the unsuitability of the residence, however they ran the motel business successfully for four years.

The ideal positioning of the motel residence is often debatable as some prefer it adjoining reception and others prefer it completely separated.  Any type of residence or home is always going to be different and what suits one will no doubt not suit another.  It is often an area of a motel (from a buyers perspective) which is seen as a secondary factor to the actual motel operation, although this does largely depend on the size of the family, ages of children, and proposed method of operation, that determines just how important the residence is.  On the other hand a very small residence can limit the saleability as it will rule out a family as a potential buyer.  The size, shape or type of residence may not be a big issue for motel owners who have their motels operated under management, as a management couple will often be reasonably satisfied with most residences, as long as it has been kept in good order, is clean and well appointed.

Often the motel does not reflect the residence and vice versa.  I recall a motel where the presentation was absolutely fantastic.  Everything was ideal, until I saw the residence.  There were holes in the walls, the carpet was dirty and tatty and needing replacement, the ceiling had flaking paint and needed a full repaint.  We all keep our homes at different levels of cleanliness and repair, however the contrast between the motel and residence in this instance was something to behold.

If considering a good motel opportunity, don’t necessarily let the residence be the reason for missing out on it.  There’s always other workable residence or living options possible.

Andrew Morgan

Director/Motel Broker

Qld Tourism & Hospitality Brokers