First off, I would like to apologize to my readers especially the six people who e-mailed, called my pager and my office about my article from two weeks ago. I said I would finish my article and didn’t. I will finish the answer.

FEES THAT ARE NEGOTIABLE (from March 7): Lender inspection; document preparation; administrative; credit report; messenger; tax escrow, if the lender will let you apply your taxes and insurance without escrow. Each lender can/may be different.

FEES THAT AREN’T NEGOTIABLE: Application/appraisal.

I hope this information was what all of the e-mails and phone calls were seeking?

Now, I will finish the column from last week pertaining to Bed & Breakfasts …

UNDERSTANDING OF LOCAL LAWS: To find out about local zoning requirements and fire and building codes, ask your accountant, other B&B owners, the chamber of commerce and local government officials. Some neighborhoods have unique rules. For example, only permitting B&Bs with four guests rooms or fewer.

KNOWLEDGE OF LOCAL B&B SCENE: Talk with innkeepers in your area or a similar one. Discuss pricing, cancellation/no-show policies and marketing.

MARKETING NICHE: Based on what you learn, decide what type of customer you want to attract. The core markets are business people, families with children and couples who want romantic getaways.

For business people, you’ll need a centralized fax machine and a computer with a high-speed Internet connection. For families with kids, stock up on board games and movies on DVD or video.

For couples, decorate with antiques or sleek modern furnishings and plush bedding. Consider serving afternoon tea. It’s best not to mix the clientele.

MARKETING PLAN: Prepare a brochure that has your rates, a drawing or photo and a listing of nearby attractions. You might also put this information on a Web site. For instructions on creating a Web site, check out www.allaboutyourownwebsite.com.

Market through innkeeper associations and chamber of commerce. Many book rooms or refer guests for a fee-say, 10 percent of the cost of each booking.

Spend nights at other B&Bs. Find unique amenities you can offer that your competitors don’t.

For examples, a specialty for breakfast or transportation to local attractions.

Emergency Plan: Find a handyman and plumber, and keep emergency numbers (doctor, hospital, etc.) accessible.

To all of my readers-sorry about mixing the two weeks. I hope everyone enjoyed St. Pat’s Day.

Have a real estate question? Write, call, fax or e-mail:

Bob Jeffries, Realtor,

Century 21 Birchwood Realty, Inc.

4040 Del Prado Blvd., Cape Coral, FL

239-540-6659 Office

239-542-7760 Fax

bobjeffries4@juno.com