Jo Taylor

Are any owners having a problem this year with tanning products leaving indelible stains on bedlinen and towels? Jo

I just tell them when I'm going to mow the lawn, and that if they see me luirking outside the window I'm watering the boxes, not peeking!

Here's the relevant page from the service-public.fr site : http://vosdroits.service-public.fr/particuliers/F2721.xhtml Note that the section entitled "Assurance du vacancier" is addressed to French people preparing to go on holiday - most have a "villégiature" clause in their own multi-risques insurance. This is why you need to ensure that your guests have adequate holiday insurance of their own. More at www.ffsa.fr . Both official (legal) info sites. But, as above, the best thing to do is discuss it with your insurance company and make sure your particular requirements are covered, especially with regard to the pool.  A disclaimer for night swims seems like very dodgy ground - would you want to enter legal battles if anything did go amiss? Jo

Di, try taking them back to the shop - worth a try. It shouldn't happen with good quality cotton. Jo

You should be fine. Have a word at the mairie in case they have any objection. As to legal requirements, yes, you do have to declare in France any income from letting and have a drinks licence - the basic one, which is free, is for serving fruit juice, coffee, etc. at breakfast. Also, very important, proper insurance including  responsibilité civile, fire etc. -  check that your assurance multi-risques habitation (which you should already have!) covers you for theft, and add risque d'intoxication alimentaire. Best to discuss with your insurance company to make sure you've covered everything. Good luck! Jo

Definitely would not pander to their unreasonable request, but would definitely consider providing a microwave and kettle in the dining room so they can sort themselves out (if the layout of the accommodation allows that). We used to have people proudly say "Ooh, we're up at 6am, us!" (Why is that supposed to be a Good Thing? They must have a very boring social life to get their statutory 8 hours in...). We'd answer that that was far too early, the baker doesn't open until 7.30. Inevitably they'd appear at about 9, saying they'd had their best night's sleep ever... This does emphasise the importance of keeping the B&B and personal areas separate if at all possible, after all you're selling an accommodation service, not your life! Jo

PayPal is not a safe method of payment if you have any doubts about the payer. Depending on the credit card laws in the payer's country, if they have paid using  credit card funding, a chargeback can be made up to several months after the money has landed in your own account. (Please note : I personally think PayPal is wonderful, it's only in the circumstances above I would avoid it!) A Western Union instant transfer is safe - you collect cash at the nearest agency (most main La Postes in France). This isn't the same as WU money orders - they can be counterfeit. Jo

There are regulations regarding conversion of buildings that are adjacent to agricultural buildings - I can't lay my hands on the details at present but (echoing Eslier in all her points above) you really will need to do some homework. I think this very subject came up in one of those "Awful things that happened when we moved abroad" type programs! Holidaymakers have rosy specs regarding the countryside - the reality can be noisy, messy and smelly. Considering running a holiday let business bang next door to a working dairy farm needs VERY careful consideration, it might be appealing to some, however it could quite likely put many off booking. Jo

How can you be so confrontational over toilet paper? It's worthy of Dean Swift... Quite easily! (but not to the guests) If you do have a fosse it's all too easy to become obsessed [+o(] I'd far rather spend a few euros on supplying sufficient suitable lavatory paper than  a fortune on having the fosse man come out to unblock it (and clean up the mess afterwards). And yes, I have found people unloading copious quantities of bouncy Velvet stuff from their cars on arrival. Nice smiley but firm words. Then, I'm on site - however a good caretaker should do just that : take care that one's property is maintained. The possibility of having new guests arrive to a non-functioning system is just too much of a risk. You don't have to appear like a seaside dragon landlady, a little humour works wonders along with a brief description of the yucky consequences. There's more on this subject in the thread entitled "Booking Conditions"... Jo

[quote user="Clair"](but I have not used them... yet):[/quote] [+o(] [:-))] Sorry, couldn't resist!

[quote user="Blanche Neige"] The problem has also been alleviated since supplying disposal bags for Ladies' Things. Couldn't find a source here so bought the entire stock on a visit to Sainsbury's. see www.outofeden.co.uk  they sell these bags plus all sorts of useful items for those who run hotels, B&Bs and holiday homes. [/quote] That looks like a really useful resource, but unfortunately of little benefit as they say : "We regret that we do not send orders outside the United Kingdom". Never mind, still got a drawerful of the Sainsbury's variety! Thank you anyway - perhaps it will be of use to gîte owners who live in the UK. Jo .

After many years of occasional emergency visits by our friendly fosse man (who has been seen dancing around shouting "J'ai trouvé un souri!!!!" whilst waving an unmentionable item by its string...) I now put a fairly strict bit in the "House Rules" : ~ Don’t put anything down the lavatory except human waste and French lavatory paper - use the disposal bags and bin provided for everything else - e.g. disposable nappies, sanitary protection, tampons (even if marked ‘flushable’), panty liners, wrappings etc. We are not on mains drainage: do not use any cleaning products, washing powders, lavatory cleaners, bleaches etc. unless specifically marked as suitable for ‘fosse septique’. The same applies to the basin, the kitchen sink and the washing machine. If the tank is blocked or stops functioning due to inappropriate chemicals, the results are very unpleasant, smelly and expensive. If you cause a malfunction, costs will be deducted from your security deposit. Something like this could be incorporated in your booking conditions. I also mention it when showing people in, but in a far more lighthearted way at that point! Teenage girl are the worst culprits, so I always have a quiet word with their mums. I really don't want to spend any time pushing other peoples' poo back down the drain when it backs up... The problem has also been alleviated since supplying disposal bags for Ladies' Things. Couldn't find a source here so bought the entire stock on a visit to Sainsbury's. The woman on the checkout gave me a very strange look and said "I won't ask." Told her anyway! They come in  pretty purple boxes of 50. HTH Jo

Petrol stations - in additon to the above (which ones are open on Sundays) add a note that so-called 24-hr stations are often not staffed, and work with French cards only. Opening (staffed) times of local ones. Telephone : Mobiles may not always have a good recepton in some areas and a good alternative is to buy  a Telecarte from the tabac or FT which can be used on any land line. A list (keep it friendly and not too stern!) of house rules - such as don't let kids climb trees, pick flowers, throw stones at animals, go poking into the private bits of your property, use furniture as trampolines, use felt pens near soft furnishings, eat sweets and chocolate in bed... But keep it friendly - for instance the property bit can be phrased as what IS available for their use and enjoyment, other bits being private and 'not covered by your insurance'. Where smoking is / is not allowed if applicable. You might allow smoking, but not in bedrooms. What to do with rubbish, including bottles and any other recyclable stuff. Damage / breakage - whatever your policy is, let you / your caretaker know as soon as possible so that it can be fixed for the next guests. (You don't want to be rushing around in the short window between changeovers trying to find a new cooker / washing machine / whatever.) Perhaps to NOT buy replacements for small items (we often had people saying they'd replaced broken glasses or crockery and ended up having to buy new matching ones anyway, using the inappropriate 'replacements' ourselves!). Supermarkets and hypermarkets in your area and their opening times (most frequently asked question!). Location of cashpoints. Smoke alarms / fire extingusher information & emergency phone numbers. HTH Jo

Cheques Vacances are worth €10 or €20, and can be used to pay for holiday accommodation, leisure activities and restaurant meals amongst other things. They’re valid for two years from the date of issue. If you accept them, you must register with the Agence Nationale pour les Chèques-Vacances (ANCV). Registration is free, details are on their website. They charge a one per cent fee, with a minimum of €2 for amounts under €200. You will be paid by bank transfer within 21 days. www.ancv.com HTH Jo

[quote user="Russethouse"] Jo , did you right the book that has got such a good review in this months LF magazine ? [/quote] Hello Gay, I haven't seen the magazine, but the answer's probably yes {{blush}}. I'll send a private message Good luck Jules! Cheers, Jo

It's an area subject to an enormous number of complicated rules and regs - as Nick says, get proper advice from a notaire or agent immobilier (in France they are qualified to advise on and deal with the legal side of long-term letting). See the SNPI, ANPI and FNAIM sites. Gilles, you're broadly correct on the tax issue - sorry, Nick, I must correct your statement : ALL income from property letting must be declared in France, irrespective of residency and double taxation treaties. Heavy fines can ensue if no declaration is made. HTH Jo

[quote user="Will the Conqueror"]That's why we always encourage people to take proper professional advice.[/quote] Trouble is, it looks as if that's exactly what the OP did do, by visiting their CdC, hence my comment about obfuscation, put more simply by Will : [quote user="Will the Conqueror"]...make up an answer if they don't know and can't be bothered to look it up or ask a superior....[/quote] Jules, you'll find the rules and regs on official sites such as www.anil.org, www.logement.org, www.snpi.com, www.fnaim.fr www.service-public.fr/ etc. All in French (the last has an English version, but the French one is far more comprehensive). I'm assuming here that you do have sufficient French, having stated that you talked to the lady at your CdC? If not, perhaps you did misunderstand her?  

Cheers, Miki. Yes, same here, our mairie can be either very, very helpful or totally clueless - ours is open for 2 hours, twice a week (and we can seldom remember which day it's in the morning and which in the afternoon!) but they'll usually be able to veer the enquiry off in the correct direction. Some mairies are helpful, others will be less so; some officials will obfuscate if they don't actually know the answers! To go back to Jules' original post, it looks as if two separate pieces of information have become confused - It's totally untrue that you don't have to declare income under €20,000 - all letting income must be declared in France, whether you are tax-resident here or not.  You must register as a business if it's over €23,000 or represents more than 50% of your household's income. Hope that's a bit clearer. Angela : nowadays, if you're tax-resident and your letting income is less than €76,300 you can use the MicroBic scheme, a forfeit based tax regime where you pay income tax on 28% of your letting income (in addition, of course, to tax on any other income). If you're based elsewhere, you pay a flat rate of 25%. And there are several other tax regimes which my or may not apply according to your income and circumstances. But that's a whole 'nother area to explore... HTH Jo

[quote user="SusanAH"] I guess that's another plus for Brittany then,...[/quote] Brittany and Normandy are two of the areas with highest demand. Accessibilty from the UK and proximity to the sea (Brittany has over 25% of France's coastline) are key considerations. I would reiterate the need for your own research in the area you've chosen - there are plenty of statistics available, but there are many, many, many holiday accommodation businesses which won't feature in those statistics, especially a large proportion of Brit-owned gite businesses. These include : those operating without registration (not necessarily illegally), those owners who let through UK agencies, second-home owners letting for extra income (who may or may not be paying their taxes). I recently carried out a great deal of research into this for a book on the subject, but the findings were nebulous and inconclusive - basically it does boil down to doing your own research in the area you have chosen. A pretty property that photographs well, located in a popular destination, will attract bookings. A cowshed 100 miles from the sea with no pool won't. But that's a generalisation. It might be a very pretty cowshed...  

Registering a gîte as a business isn’t necessarily obligatory, but there are many grey areas here. In the past the tax authorities have regarded up to three or four gîtes as non-commercial, any more than that and you would have to register with the Chambre de Commerces. Nowadays, one department might require you to register irrespective of how many you have if they’re your only source of income, but the neighbouring department may be interested only in the tax declaration. Recent reports suggest that the French government and tax authorities are investigating foreign owners and internet property rental sites to enforce the existing laws. As the present situation is so confusing, the best action to take is to visit your mairie, they will advise and direct you to the relevant authorities for your situation in your department. Your tax status depends on your income. If your net letting income is over €23,000 or comprises more than half the income of your household, you’re considered to be a professional landlord (loueur en meublé professionnel – LMP) and must make a business registration. This will also mean that you will pay higher social security contributions. If your income is less than €23,000 you’re a non- professional landlord (loueur en meublé non-professionnel – LMNP). You may still have a business registration. You must notify your insurance company that you’re letting the accommodation and obtain appropriate cover for your gîte. It is a legal requirement to have adequate third-party public liability (responsabilité civile) and fire insurance once you’ve bought your property. When you start letting, this should cover the clients – find out whether it includes a guarantee for recours de locataires contre le propriétaire which applies when a client causes water or fire damage. You should also have comprehensive household insurance (assurance multi-risques habitations). It’s wise to ensure that your clients have an adequate comprehensive insurance policy especially with regard to public and third party liability, personal injury and theft of property, also for cancellation and breakdown. (French residents might have a clause "villégiature" in their own fire and risk insurance, which covers them while on holiday.) HTH Jo

[quote user="Colette"] I was only talking about holiday lets.  We couldn't possibly consider a long term arrangement as we want to pop over and visit the house often at short notice when we have a quiet period at work.  Also, isn't it more complicated legally if you let long term?  I thought it was.  [/quote] Yes, absolutely - it's essential for anyone to know the difference if considering letting - whether holiday lets (less than three months, furnished), longer furnished lets (more than 3 months) and unfurnished longer leases. Each fall subject to quite separate laws and regulations. With the exception of holiday lets the law is quite firmly on the tenants' side. Until a supplementay law was passed last year you could let a furnished property for up to a year without much problem. Now, if the tenants have no other principal residence, the laws apply in much the same way as they do to unfurnished lets - a can of worms! Still, that's irrelevant in your situation. [quote user="Colette"] But I do wonder how the owners of those really fancy properties you see in the up-market brochures manage.  Some of these houses are out of this world, and at rents to match!    [/quote] They're businesses, with all the running costs, admin costs & taxes that apply to any business. And, as with any businesses, some succeed and others don't. In many regions (and for certain types of property) it's a very competitive field; in others there is still a good demand. If you think the concerns and responsibilities will outweigh the benefits, then just have lovely holidays and enjoy your own property! Jo

Fulcrum, I believe Colette was referring to letting for short holiday lets - as a gîte - that's the forum section we're in, whereas your advice appears to be addressing longer-term lets. Colette, if that's what you meant, long-term lets are a different kettle of fish altogether; see the thread entitled something like 'How do you become knowledgable about letting'. Less hassle if you're not on site, but fraught with legal implications especially if the tenants don't have a principal residence elsewhere. HTH Jo

[quote user="Colette"]...Can't deny the money would be nice too.  .[/quote] Make a balance sheet of what income rental you can expect (research similar properties in the same area) against what you will have to pay a reliable caretaker plus allowance for wear and tear (damage can be wholly or partially covered by a security deposit and / or insurance), plus insurance costs, plus advertising costs, and don't forget you will be taxed in France on the letting income. [quote user="Colette"]...Problem is, although the house is nothing out of the ordinary (there's no pool for example), it's very nicely furnished with some antiques and other nice pieces that we wouldn't want damaged yet can't really move or lock away (dining table, cream sofas, etc.). [/quote] As said above, never put anything that can't easily be replaced into a holiday let. This doesn't mean furnish it with rubbish, just not with family heirlooms or treasured possessions. Cream sofas...{{shudders}}! [quote user="Colette"]...I know we can demand damage deposits but our keyholder will hopefully be doing the handovers and may not be as particular as I would about knocks and scratches.[/quote] To run letting efficiently you either need to be on site or have a caretaker/cleaner/gardener/maintenance person you can trust. Knocks and scratches could arguably be counted as wear and tear (and should be fixed before the next let). [quote user="Colette"]...Is it really sensible if you have got a nice place and are a bit fussy?.[/quote] Probably not, if you don't have a really reliable caretaker - just enjoy it yourself! HTH Jo

In general terms, long-term (over three months) letting is a minefield (and far too large a subject to explore fully here), as is furnished letting to anyone who does not have a principal residence elsewhere. If you're not confident of working your way through the plentiful information available online in French (from fnaim, unpi, snpi, seloger, lentreprise etc.) it's essential to employ an agent. Alternatively, a huissier or a notaire will give good advice and prepare contracts. Standard leases, contracts and letters are available at: http://www.directgestion.fr/immobilier-guide-pratique/baux_a_telecharger.asp and http://www.lentreprise.com/lettre/6.367.1.html John, your reference to 'bookings' looks as if you want to let on short-term contract (holiday lets, gites), whereas the originator of this thread was enquiring about longer-term lets, which is a totally different field. HTH Jo  

12€ per person per week is the price recommended by the agency that I let through - for bedlinen, kitchen & bathroom towels. Baby bed linen and beach towels are not included. Personally, I prefer to supply linen in with the cost of the rental - The place looks better when guests arrive with the beds made up; it's more welcoming and creates a better first impression. The last thing people want to do after a long journey is to start wrestling with duvets. If you make linen hire an optional extra, expecting people to bring their own, there are a few considerations to bear in mind - Their duvet covers and pillowcases might not be the correct size to fit the duvets and pillows. They might forget to bring linen, be too tight to hire, and use the beds without. Yuck. Or you might not have any ironed and ready . They might not have read the small print, assume the linen will be there and kick up a fuss about having to pay extra for it. I'd recommend putting the price up a bit to cover linen, that way you know it has to be done for each let, it's less hassle in the end. The tax mentioned above is probably a half-remembered thing about the VAT rules; where VAT applies if you offer "hotel" services, namely three or more of the following: bed linen, reception, daily cleaning and breakfasts, also dependent on your tax regime. As you wouldn't be providing three or more of these "services" it isn't relevant for gite accommodation (but might be for B&B). Certainly if you have a gite (even with no services) you are liable for income tax! HTH Jo