What is the biggest challenge for new motel owners?

Many new owners underestimate just how demanding the role can be. From managing staff and maintaining rooms to handling bookings and tracking finances, it's easy to feel overwhelmed in those first few months.

The good news? With the right systems in place, running your motel becomes much more manageable. Simple tools like daily checklists, standard operating procedures, and automated booking processes can dramatically reduce stress and free you up to focus on what really matters—increasing occupancy and profitability.

The difference between struggling and thriving often comes down to having these foundations in place from day one.

What should I know before buying a motel?

Before purchasing a motel or accommodation business, it's essential to do your due diligence. Take a close look at:

• The financials – Review profit and loss statements, occupancy trends, and seasonal patterns

• The property condition – Inspect rooms, common areas, and note any deferred maintenance

• The operational systems – Check what property management system is in place and whether operations manuals exist

• The local market – Research competition, demand, and tourism trends in the area

It's also smart to speak with other local business owners to get a feel for the area and community. Understanding what you're walking into can save you from costly surprises down the track.

If you're considering purchasing a motel and want expert guidance on what to look for, the New Owners Pathway program is designed specifically for buyers like you. You'll gain the knowledge and confidence to make informed decisions and set yourself up for success from the start.

Let's chat about how I can support you through this exciting transition.

What are the hidden costs of running an accommodation business?

New owners are often surprised by how quickly certain expenses add up. Repairs and maintenance can escalate without a proactive maintenance plan in place. Online travel agency (OTA) commission fees—often 15-20% per booking—can significantly eat into your profit margins if you're not balancing them with direct bookings.

Other costs that catch operators off guard include guest amenities, utilities during low-occupancy periods, insurance premiums, and unexpected emergency repairs. Having a realistic budget that accounts for these ongoing expenses is crucial to maintaining healthy cash flow.

What are common mistakes new managers make?

I've seen many new motel managers fall into the same traps, including:

• Not having clear procedures – Without documented processes, consistency suffers and everything depends on memory

• Failing to train staff properly – Inadequate training leads to inconsistent service quality and higher staff turnover

• Relying too heavily on OTAs – While online booking platforms are important, depending entirely on them means paying high commissions and losing control of your guest relationships

• Not reviewing financial performance regularly – If you're not tracking your numbers monthly, you can't make informed decisions about pricing, marketing, or cost control

The good news is that all of these mistakes are completely avoidable with the right guidance and systems in place.

How can I increase occupancy in my motel?

Improving occupancy starts with clearly understanding your property's strengths and identifying the type of guests you want to attract—whether that's corporate travelers, holidaymakers, families, or international visitors. Once you know your ideal guest, you can tailor your marketing efforts accordingly.

Focus on strengthening your online visibility by keeping your listings updated across all OTAs (online travel agencies) and optimizing your property website for search engines. Your Google Business Profile is particularly important—make sure it's complete, regularly updated, and showcasing positive reviews.

Combine strong online presence with a consistent pricing strategy that reflects demand and market conditions. But don't forget the fundamentals: an excellent guest experience is what turns first-time visitors into repeat customers and positive reviews.

Finally, give guests a compelling reason to book direct—whether through better rates, flexible policies, or added perks. This not only increases occupancy but reduces your reliance on commission-heavy booking platforms.

What role do online reviews play in my business?

Online reviews are one of the most powerful drivers of bookings in the accommodation industry. The majority of travelers read reviews before making a booking decision, and your rating can be the difference between securing a guest or losing them to a competitor.

Consistently providing a clean, welcoming experience is the foundation of good reviews. But don't stop there—actively follow up with guests after their stay to encourage feedback and address any concerns before they become public complaints.

Responding professionally to all reviews, both positive and negative, shows potential guests that you care about their experience. Remember, it's not just about the star rating—it's about building trust and credibility in a competitive market.

How can I increase direct bookings and reduce OTA dependency?

Reducing your reliance on online travel agencies (OTAs) means keeping more revenue in your pocket and building stronger relationships with your guests.

Start by offering clear incentives for guests to book directly through your website or by phone. This could include better rates, more flexible deposit and cancellation policies, complimentary upgrades, or loyalty rewards for return visits. Give guests a genuine point of difference compared to booking through third-party platforms.

Most importantly, focus on delivering an exceptional guest experience that encourages referrals and repeat bookings. When guests have a great stay, they're more likely to book directly with you next time—especially if you've made it easy and rewarding to do so.

Building a strong email database of past guests and staying in touch with special offers or updates can also drive direct bookings over time.

If you're struggling with low occupancy or want to break free from expensive OTA commissions, I can help you develop a targeted marketing and direct booking strategy that works for your property. Through the Monthly Mentoring program, we'll work together to improve your online presence, optimize your pricing, and create systems that drive more profitable direct bookings. Let's talk about how we can increase your revenue and reduce your reliance on third parties.

Book a discovery call today.

What's the best pricing strategy for my accommodation business?

There's no one-size-fits-all answer when it comes to pricing—the right strategy depends on your unique property and market.

Several factors influence your pricing approach, including your property type (motel, serviced apartments, or holiday units), your location (regional town, city, or coastal destination), and your guest mix (corporate travelers, international tourists, or domestic families).

Once you have a clear understanding of your property's positioning and what your market will support, you can choose the pricing model that works best—whether that's standard year-round rates, dynamic pricing that responds to demand, or seasonal pricing that maximizes revenue during peak periods.

The key is ensuring your pricing strategy is consistent, competitive, and most importantly, profitable. Too many operators either undercharge and leave money on the table, or overcharge and struggle with low occupancy. Finding that sweet spot requires knowing your numbers and understanding your market.

If you're unsure whether your pricing strategy is optimized for maximum revenue, or you're ready to move beyond guesswork, let's work together to develop a pricing approach tailored to your property. Through Monthly Mentoring or the Manager's Method program, together we will analyze your market, review your performance data, and create a pricing strategy that increases both occupancy and profitability.

Book a call today to get started.

How do I know if my motel is performing well?

The key performance indicators that tell you whether your accommodation business is thriving include:

• Occupancy rate – What percentage of your rooms are filled?

• Average Daily Rate (ADR) – What's your average room rate across all bookings?

• Revenue Per Available Room (RevPAR) – This combines occupancy and rate to show your true revenue performance

If these numbers aren't trending upward or you're not sure how your property compares to the market, it's time to take a closer look at your operations, pricing strategy, and cost structure. Small adjustments in these areas can lead to significant improvements in profitability.

Understanding and regularly tracking these metrics is the difference between hoping your business is doing well and knowing it is.

How do I manage my motel when I'm constantly firefighting problems?

If you feel like you're spending all your time putting out fires rather than actually running your business, you're not alone—this is one of the most common challenges I hear from accommodation operators and managers.

The solution is to implement systems and tools that ensure all aspects of your property are covered with a simple yet thorough strategy. When you have clear processes in place, you move from reactive chaos to proactive management.

The key is keeping these systems simple—often, a straightforward checklist or weekly schedule is all it takes to transform a constant headache into a smooth routine.

This is exactly what we focus on in the Manager's Method program. Over just two days, we identify the recurring issues draining your time and create practical systems tailored to your property.

Should I hire a manager or run the property myself?
The answer depends on your lifestyle goals, skill set, and what you want from your accommodation business.

Some owners thrive on being hands-on—they enjoy interacting with guests and being closely involved in daily operations. If you have hospitality experience and want an active role, self-managing can be rewarding and gives you direct control over standards and profitability.

However, if you purchased the property as an investment, lack hospitality experience, or want more freedom in your life, hiring a competent manager makes sense. A good manager handles day-to-day operations—guest relations, staff supervision, bookings, and maintenance—while you focus on strategic decisions.

If you do hire, ensure they have proper hospitality training and support systems in place. They should be able to handle guest complaints professionally, manage staff effectively, and understand the financial side of the business.

There's no right or wrong answer—it's about what aligns with your goals and ensures your property runs smoothly and profitably.

How do I train my staff to maintain quality standards?

Maintaining quality standards starts with providing your team with clear training and procedures from day one. When staff know exactly what's expected and how to do their job properly, they are set up for success.

However training doesn't stop after the first week. Regularly checking in and overseeing their work gives you the opportunity to provide constructive feedback and recognize what they're doing well. When staff receive positive reviews from guests, share that feedback with them—it's incredibly motivating to see the direct impact of their efforts.

Just as importantly, look after your staff. When team members feel valued and supported, they're more likely to stay loyal to your business and take pride in maintaining your standards. Happy staff create happy guests.

Remember, your team is your greatest asset in delivering a quality guest experience consistently.

How do I turn one-time guests into repeat customers?

Delivering consistent quality is the foundation—guests won't return if their first experience was disappointing. Ensure your property is clean, well-maintained, and that every interaction reflects excellent service.

Beyond the basics, encourage loyalty with direct booking discounts or perks for returning guests. Personalized touches during their stay—like remembering preferences or a welcome note—can make a lasting impression.

Don't let the relationship end at checkout. Follow up with a thank-you email, ask for feedback, and gently invite them to book directly next time. Building an email database lets you stay connected with seasonal offers or friendly reminders when they might be planning their next trip.

Happy repeat guests are your most reliable source of consistent occupancy and revenue. They cost less to attract, leave better reviews, and reduce your dependence on expensive OTAs.

Creating a guest loyalty strategy is something I work through with accommodation operators to build sustainable, long-term growth.

Should I add new amenities or focus on what I already have?

The answer lies in two key places: what your property currently provides and what your guests are actually asking for.

Start by looking at your existing amenities. Are they being maintained to a high standard? Sometimes, improving what you already have delivers better results than adding something new. A well-maintained pool is more valuable than a neglected pool plus a new BBQ area.

Then, listen to your guest feedback. What are people consistently asking for in reviews? If multiple guests mention wanting a guest laundry or better Wi-Fi, that's valuable data pointing you toward amenities that will genuinely enhance their experience.

The key is making strategic decisions based on your market and guest needs, not just what other properties are doing.

If you're unsure which direction will benefit your property most, this is exactly the type of decision I help operators work through with a clear, strategic approach.

What should I do about negative online reviews?

It’s hard, I know, but try not take negative reviews personally—they're part of running a business. The key is how you respond to them. Answer professionally and acknowledge the guest's concerns. Show that you've taken their feedback on board and, where appropriate, explain any steps you're taking to address the issue. A thoughtful response demonstrates to potential guests that you genuinely care about their experience.

If you've dealt with a particularly troublesome guest, you can carefully put your side of the story forward. This helps future readers see both perspectives. However, keep it factual and measured—never defensive or emotional. Focus on what happened and how you tried to resolve it, rather than attacking the guest's character. Remember, your response isn't really for the reviewer—it's for the hundreds of potential guests who will read it.

A professional, caring response to a negative review can actually build trust with future customers.