Glamping Business Americas | April/May 2022

e h t o t n I s d o o W

I S S U E 2 , A P R I L / M AY 2 0 2 2

THE FIELDS OF MICHIGAN

GLAMPING IN HAWAII

HONEYTREK ON SUSTAINABILITY

FINANCING YOUR DREAM GLAMPING SITE

THE OFFICIAL PUBLICATION OF THE AMERICAN GLAMPING ASSOCIATION

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The association serves those that are thinking of starting their first glamping business all the way up to the industry leaders. We provide access to a strong network that becomes the key foundational element to all organizations.

Built by industry leaders to help elevate each and every new business to reach their full potential. Membership takes two minutes to complete and become a member today to gain access to member benefits such as: F Weekly member meet up calls with industry leading guest speakers F Industry discounts and exclusive events F Members only internal communication channel F Industry advisors F Networking F Advocacy F Consulting

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Glamping Business Americas is published

by The Glamping Show USA and Upgrade Publishing Address: 1129 Maricopa Hwy B150 Ojai, CA 93023 USA Publishers: Upgrade Publishing Steph Curtis-Raleigh e: steph@upgradepublishing.com Editor: Will Rusbridge e: editor@upgradepublishing.com Reporter/social media: Annie Hilton e: media@upgradepublishing.com Advertising sales: David Korse t: 1-805-258-2836 e: david@glampingshow.us Design: Melissa Douglass i for detail www.ifdetail.com www.glampingbusinessamericas.com Instagram @thisisglamping Facebook @thisisglamping Events: The Glamping Show USA w: www.glampingshow.us e: david@glampingshow.us The Glamping Show w: www.theglampingshow.com e: dan.w@theglampingshow.com © Upgrade Publishing Ltd. Glamping Business Americas is published four times a year. No reproduction of any part of the magazine is permitted, nor storage in a retrieval system without prior consent of the publisher. No commercial exploitation is permitted. No warranty is implied in respect of any product or trader mentioned herewith. Prizes offered in competitions might be substituted with ones of similar value.

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Welcome

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elcome to the April/ May issue of Glamping Business Americas.

Our second issue of 2022. With winter behind us and Easter quickly approaching, more and more people are starting to look for weekend trips away. After the popularity boost that glamping has seen over the past couple of years, it truly is a great time to be in the industry.

In this issue we take a look at the Fields of Michigan and the huge amount of work that goes on behind the scenes that allows the resort to offer a one-of-a-kind curated experience for every single guest.

Mike Gast brings us some incredible glamping sites in Hawaii that make the most of their volcanic surroundings and the Honeytrek-ers run us through how to make glamping operations even more sustainable.

Paul Bosley of Business Finance Depot breaks down the various ways you can secure

funding for your dream glamping site using real life examples and Todd Wynne-Parry explains do’s and don’ts of site planning. And as always, we also have a roundup of all the latest industry news.

David Korse Director

CONTENTS 05

Letter from Ruben Martinez AGA co-founder

13

Weddings closer to ‘Nature’

15

Park owners/operators expecting a busy year

07

Industry news and products

09

News from Modern Campground

25

19

Homegrown nostalgia at The Fields of Michigan

25

The guest experience by HoneyTrek: Making sustainable choices

31

Glamping is hot in Hawaii

35

Site planning with the heart of an innkeeper

38

Financing your dream glamping site

Cover: The Fields of Michigan, photo by Angela-Treimer g l a m p i n g s h o w. u s | G l a m p i n g B u s i n e s s A m e r i c a s | 0 3

Letter from AGA founder: WHAT DOES THE NEW NORMAL MEAN FOR THE GLAMPING INDUSTRY, WHAT’S CHANGED AND HOW WE CAN CONTINUE TO RIDE THE WAVE OF SUCCESS

BY RUBEN MARTINEZ

A

s the world begins to emerge from lockdown and restrictions begin to disappear, we now see how the traveler’s appetite and movement is back in full form.

But what is different now versus pre-pandemic travel habits? And what does that mean for the glamping industry and what can we expect as the world and travelers wallets open back up?

OUR TRAVELING HABITS HAVE BEEN TESTED AND THEREFORE HAVE ADJUSTED The one constant about the pandemic is that it has fundamentally caused every person to re-examine their “normal” and that extends to their travel habits and therefore put us all in a position to review our priorities and forced us to make decisions based on those evolving priorities.

People were set in their ways and now those ways

have shifted. For glamping organizations across the board this means that we will all be able to tap into this new consumer base for the foreseeable future. As the world begins to reactivate their sense of normalcy, the habits they formed during the pandemic will stick around and should be paid attention to.

“There are now more options than ever in the glamping space. And it is human nature to meet an onslaught of choices with an eventual clear preference. ” BRAND LOYALTY WILL EMERGE There are now more options than ever in the glamping space. And it is human nature to meet an onslaught of choices with an eventual clear preference. The opportunity of choices in the glamping space has led to a more informed guest, and that guest is now armed with information and experiences to prioritize where they spend their money. And while years ago differentiating your business was not a priority, moving forward it will not only need to be a priority it will be a necessity. Consumers will shift towards more of a brand loyalty cadence as competing travel options open up, so those organizations that have truly nurtured their following will reap the benefits of those efforts.

travel options have slowly bounced back as the world continues to open up, which means glamping organizations should keep in mind who they are competing with as travelers begin to plan their next vacations. Thinking ahead of how you can innovate and offer unique products and services will serve you well as the landscape continues to evolve. Remember, those ideas you’ve executed today all took time and preparation. So, begin the process of innovation and creativity now to give you time to compete for next year.

For more info please contact: https://americanglampingassociation.net/ info@americanglampingassociation.net

THERE IS NOW COMPETITION The Glamping industry and outdoor hospitality experienced a period of time where it was essentially unopposed as the world was locked down yet the outdoors were wide open. More g l a m p i n g s h o w. u s | G l a m p i n g B u s i n e s s A m e r i c a s | 0 5

NEWS & PRODUCTS YALA LAUNCHES HIGH-END GLAMPING STRUCTURES IN COLLABORATION WITH RAY DESIGN Glamping specialist YALA luxury canvas lodges has, together with its in-house design agency, further developed the existing structures in the exclusive segment to state-of-the-art constructions. Additionally, YALA introduces its new two-person structure: Stella.

‘Our high-end structures Stella, Eclipse, Aurora and Supernova embody the concept of luxury camping. With these structures, we want to appeal to the top segment of the glamping market worldwide’, says Ivo van der Vlis, CEO and co-owner of YALA. ‘This development fits within our growth strategy to become the international market leader in the field of luxury glamping accommodations.’

High-end luxury experience YALA’s top segment now consists of four highend glamping structures. This “Exclusive Range” targets resorts and hotels that would like to offer their guests a unique luxury outdoor experience. It is also suitable for holiday parks and camping sites that wish to place one or more eye-catchers at their establishment to create a “wow effect” that will attract new target groups.

Stella, Eclipse, Aurora and Supernova stand out due to the combination of modern design and luxury styling. There is a choice of two-, four- and six-person structures, ranging in size from 33m2 to 183m2. The glamping structures intend to attract holidaymakers who would typically opt for the luxury and comfort of a hotel room yet who’d like to combine this with more space and a luxurious nature experience. The introduction of the two-person Stella is YALA’s solution to the growing demand to combine a high-end hotel experience with outdoor living.

BILL TO RAISE TAXES ON VACATION HOMES IN MAINE FAILS The partnership between RAY and YALA YALA has worked with its in-house design agency RAY Design for several years. Art Director at Ray, Wilfried Baeten, designed all four structures: ‘With the further development of the four high-end accommodations, we have perfected the designs. Every detail has been carefully thought out; the asymmetrical design of the exterior roofs, the sustainable materials, and the luxurious furnishing of the interior spaces. We spent a lot of time on the engineering aspects. We want the structures to be universally suitable against almost all weather conditions, such as rain, wind and snow. Therefore, they have been developed per the NEN-EN 1991-1-4 standard, meaning that the structures can withstand wind gusts of up to 135km/hour.’

YALA and RAY also jointly focus on the concept development of glamping sites. Ivo van der Vlis explains: ‘When a client approaches YALA because they want to transform an empty site into a successful glamping business or give their current holiday park a makeover, our designers from RAY enter the picture. We create customised park designs with innovative solutions, responding to the wants and needs of the client as much as possible. Together we continue to innovate and astonish the glamping market.’

In Maine, bill LD 1337, “An Act To Increase Affordable Housing and Reduce Property Taxes through an Impact Fee on Vacant Residences” was written to tax vacant properties (any property without a resident living there full time).

With 1 out of 5 properties in Maine being a Vacation Rental, it’s fair to say the local property owners were not keen on the bill and apparently neither was the Senate.

In a turnout of 31 Nays – 3 Yeas, the vote did not pass, having generated opposition from real estate agents and tourism officials, who acknowledge Maine’s affordable housing crisis but say a new fee is not the answer; that the proposed fee would infringe on private property rights and could discourage summer residents who help to support the local economy.

IF YOU HAVE ANY INDUSTRY OR PRODUCT NEWS TO SHARE, PLEASE CONTACT: EDITOR@UPGRADEPUBLISHING.COM g l a m p i n g s h o w. u s | G l a m p i n g B u s i n e s s A m e r i c a s | 0 7

NEWS & PRODUCTS CAMPSPOT MAKES THE FORBES LIST OF AMERICA’S TOP START-UP EMPLOYERS 2022 Campspot, the premier online marketplace for RV resorts, family campgrounds, cabins, glamping options and more, announced via a press release that it has made the Forbes list of America’s Top Start-up Employers 2022.

Founded in 2015, Campspot provides a modern booking experience to the camping and glamping industry by offering site owners with powerful tools to better manage reservations and increase revenue. In 2020, Campspot launched the Campspot Marketplace which has helped thousands of campers research and instantly book from over 130,000 campsites and counting.

Among the 500 companies named in the Forbes list of America’s Top Start-up Employers 2022, Campspot was placed 339 and represents the only start-up serving the camping and glamping industry.

America’s Top Start-up Employers were selected based on an innovative methodology, using over 8 million data points, that assesses employer excellence in three ways: • Employee Satisfaction: Extensive research has been conducted on ‘average length of employment’ and ‘online employer reviews.

• Employer Reputation: Company-specific information was algorithmically extracted from social media channels such as news sites, micro-blogs, blogs, and social networks.

• Company Growth: Comprehensive assessments of ‘website traffic’, ’employee growth rates’ and ‘industry referenced job postings’.

Campspot. “We are so proud of our people, our culture, our products and our customers, and it is extremely rewarding to be recognized externally for all that we value so much internally. We have more than doubled our number of employees over the past 12 months and with that scale comes great responsibility – continuing to cultivate and care for stakeholders. We are grateful for the dedication that each member of the Campspot team has shown to bring value to campground owners and campers.

You can find out more about Campspot by heading over to their website at campspot.com.

“We are delighted to be recognized this year in the prestigious Forbes list of America’s Top Startup Employers, alongside so many other amazing companies,” said Michael Scheinman, CEO of

IF YOU HAVE ANY INDUSTRY OR PRODUCT NEWS TO SHARE, PLEASE CONTACT: EDITOR@UPGRADEPUBLISHING.COM

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NEWS & PRODUCTS

These stories first appeared in Modern Campground,

Photos courtesy of Colorado Yurt Company

moderncampground.com

COLORADO YURT COMPANY PREPARES FOR NEXT JOURNEY AS IT REBRANDS TO SECRET CREEK

By Akari Nakano Glamping structures maker Colorado Yurt Company’s secret is out as it announces it will be now known as Secret Creek.

“For years, you have known us as ‘Colorado Yurt Company’. As we steward our legacy founded in 1976, we look ahead to our next journey,” the company’s Facebook post reads.

According to a statement on its website, the yurt maker has been reimagining its legacy business for years now.

“Secret Creek isn’t a mythical place. It’s about the experience of connecting you with the outdoors. It’s about finding your Secret Creek,” said Secret Creek Owner and CEO John Gibson Also coming with the rebranding are individual product brands—retaining Colorado Yurts and Earthwork Tipis and introducing Destination Tents. The Colorado-based company will also be moving to a new production facility and launching a new website.

As it embarks on its new journey, Secret Creek will be challenging itself to level up its performance and service, aiming to “serve our customers in a way that brings a level of energy, professionalism, and respect that any industry can be proud of,” as per the statement.

“We are excited to continue to support and encourage our customers to connect with the outdoors all over this amazing planet we call home,” the company said.

ZION WILDFLOWER RESORT ADDS NEW GLAMPING TENTS Last Friday, Brian Grisham and Zane Zway of Exclusive Tents drove up to Zion National Park to guide a crew in setting up 40 tents for Zion Wildflower Resort. The pair arrived just in time to assemble the tents earlier today (Monday).

“We’re going to do our very best to document this journey and this process. We can’t wait for all of you to have access to this amazing

experience in the very near future!” Zway said in a Facebook post.

And document they did. Last Saturday, Zion Wildflower posted a photo of the decks where the glamping tents will be built on. Yesterday, Zway posted a video update showing the decks all prepped and ready for the glamping tents.

Zion Wildflower is beautifully located near the entrance of Utah’s distinguished park. Glampers have different luxurious camping accommodation options to choose from such as canvas tents, covered wagons, and private bungalows.

Just a 15-minute drive away from Zion National Park’s entrance, the glamping destination still offers the warm hospitality that camping gives with amenities like fire pits, BBQ grills, and yard games.

Exclusive Tents, owned by former Kruger National Park game ranger Paul Zway, creates ecofriendly glamping tents. The company’s products are a huge hit even with the international market,

Photos courtesy of Zion Wildflower Resort

By Akari Nakano

with customers in New Zealand, Mexico, Italy, Spain, Costa Rica, and more.

To know more about Exclusive Tents, check out their website at exclusivetents.com. Visit zionwildflower.com to find out more about Zion Wildflower Resort.

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NEWS & PRODUCTS

These stories first appeared in Modern Campground,

Photos courtesy of Huttopia

moderncampground.com

HUTTOPIA CAMPGROUND SOUTHERN MAINE REOPENS THIS MAY Leave your tents and sleeping bags at home as Huttopia (Southern Maine) reopens its glampground on Sand Pond Road this May. According to a report, when you go glamping at Huttopia, you can take pleasure in all the perks that camping offers – roasting marshmallows over a campfire, swimming in a pond, walking along trails – while at the same time enjoying the kind of luxury and comfort typically found in a hotel.

The Sanford site was opened at 149 Sand Pond during the summer of 2019. It gained popularity during the summers of 2020 and 2021 when

people looked for safer outdoor alternatives to enjoy their getaways.

It will reopen this year on May 14 and will unveil new cabins and more.

“It’s exciting to be reopening, and to be welcoming international guests for the first time since COVID-19 stopped global travel in its tracks,” said Margaux Bossanne, Huttopia brand and business development manager.

Anyone returning for a visit to Huttopia this year will be able to enjoy more features this time, Bossanne added.

The retreat has added six wood cabins near Sand Pond. The cabins, or tiny houses as Bossanne described them – include two bedrooms with a kitchen, dining area, a bathroom, a fire pit, a barbecue set-up, screened-in front porch, complete with lounge chairs.

They’ve also added an enormous common fire pit in the area for S’mores nights and more.

Every glamper will also have barbecue grills at their site. Only the cabins and a handful of tents offered that service in the past.

Huttopia Southern Maine will also add to its entertainment appeal, hosting live shows in the evening, movie nights for adults, outdoor yoga, and children’s programs.

Sand Pond is also located on the outskirts of Huttopia, and it is possible to rent canoes, kayaks, and standup paddleboards.

Cabins’ starting costs are $200 a night and $105 a night for a tent.

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Huttopia was founded in Lyon, France, in 1999.

It now operates more than 60 sites across Europe, a handful located in the U.S. and one in Canada.

Apart from the Sanford location, there are Huttopia Retreats located in Albany, New Hampshire, New York, and California.

“Huttopia offers a selection of retreats for those who seek natural beauty, simplicity, connection to the great outdoors and, ultimately, to their loved ones,” the company stated.

Celine and Philippe Bossanne founded the family-owned business. After living in Canada for a couple of years in the 90s, they came back to their homeland France inspired by their time spent in the Canadian and American national parks.

“It was then that the idea of Huttopia emerged,” the company stated.

“They cherished being able to pitch tents in the heart of beautiful, natural spaces and sharing that experience with friends and family. And they wanted to give others the opportunity to have those kinds of experiences as well.”

‘NATURE,’ A NORTHERN-BASED WEDDING DESTINATION, OFFERS GLAMPING ON THE SIDE

‘N

ature’ is located in the rolling hills of Northwest Michigan’s Leelanau Peninsula vacation area. It’s a great example a unique business model that encompasses destination weddings and events, with tent and cabin glamping. Simply branded ‘Nature, a Michigan Retreat,’ the 78-acre destination resort features a large gathering and event facility coined “The Great Nest” that offers its event attendees a modern, minimalistic palette from which to craft unique weddings and retreats.

Co-owners and managers of the resort, Bryan and Emma Cloninger found the untouched property surrounded by the beauty of Northern Michigan just three years ago and since then have been fully booked.

Like many other camping resorts around the country, Bryan stated that labor shortages put a delay to the start of its season in 2021. Nature has 24 canvas camping tents and two large glamping tents. The small tents go for $100 per night, with the larger tents getting $180. The facility does not accommodate RV camping due to local township regulations.

“Camping is a side business for us,” Bryan said.

“Our main business is events right now, but we’re moving towards accommodations to support that business. Our camping may actually be an interim project. It’s not something we’re doing long term.

Corporate retreats, weddings, family reunions, stuff like that are taking up the focus.”

With one other silent investor the Cloningers have committed a significant amount since its inception just five years ago.

“It’s a $4 million resort,” Bryan shared. “The new lodge is $2 million. It’s pretty fancy. We have incorporated food service into the mix now, and we added more, little sanctuary spots in the woods. There are various ceremony spots also for weddings. It’s our third year, so we’re still just trying to get everything tuned in that we have done from the beginning.”

The venue currently has a packed schedule of weddings and events due to the pent-up COVID backlog.

“Normally, we do 20 weddings but this year, we’re doing 42,” Bryan noted.

“People are very polarized and it’s mostly politically driven,” he said frankly. “But the biggest problem is labor. You can’t find people to work.

People’s businesses and supply chain won’t fulfill the promises that they make. Whether it’s for materials or supplies or whatever, that’s a huge problem. Getting supplies is a pretty serious problem.”

If a supplier of drinks, food or other assets essential to the event can’t make it, it effects his customer satisfaction index. To defend against this

Bryan and Emma Cloninger

reality, he has to plan far in advance.

“It’s affecting our reviews, our reputation and our brand,” Bryan said. “Because basically, now I can promise nothing. If it shows up, it’s here.

And then the clients who expect to be served, understandably, don’t understand it. They’re like, ‘We’ll pay for it. You got to have it.’ and I have to say sorry, it doesn’t work like that at this point in time.”

For the future, as he begins to back off the pent-up demand for weddings, there are plans for more permanent accommodations.

“I’d like to convert to year-round accommodations that are all cabins and little houses.” Bryan explained. “I can’t find staff to take care of and manage tents as well. That’s gotten me some pretty bad reviews and there is basically nothing in my power that I can do to solve it. Little cabins will be easier to maintain than having to wet vac and broom out tents. Tents are labor intensive. It takes me over five hours to flip the whole property after an event.”

Bryan uses Davis Tent for the glamping portion and handmade canvas tents for the camping.

The cabins he plans to expand with are based off his own design and will be manufactured locally.

“We’re doing a custom cabin design,” he concluded. “It’s a very contemporary design. It’s resistant to weather and bad situations. It has a lot of anti-viral, anti-covid kind of planning involved with it, so that the cabins can be sterilized between uses.”

To learn more about this park, head to www.naturemichigan.com, or visit woodallscm.com.

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PARK OWNERS/OPERATORS EXPECT MORE LOCAL TRAFFIC AS GAS PRICES INCREASE, STILL PREDICT A BUSY YEAR As the Russian/Ukraine war continues to rage on, gas prices in the U.S. and Canada have steadily climbed, breaking the former gas price average of $4.11 set in 2008.

W

hile most in the industry believe it won’t impact park owners too much, Woodall’s Campground Management decided to reach out to park owners/operators around the country to see how gas prices are impacting the mindset of owners as they prepare for what is expected to be another busy year.

Historically, how have gas prices impacted campers? Are you worried about rising gas prices, along with inflation, and how it could impact travel this year?

Marcie Purviance, events/ operations marketing manager at the North Texas Jellystone Park: “When gas prices are high, RV owners tend to travel shorter distances to recreate in their rig. We feel that the higher gas prices may prove to be a positive challenge due to the fact that people are traveling shorter distances in general to conserve gas. Due to the fact that our park is located within

a relatively short distance of the DFW Metroplex, we feel that potential customers may give us a second look as an option to still be able to take a vacation and save money on travel costs.”

Scott Foos, CEO of Horizon Outdoor Hospitality: Horizon manages a wide variety of outdoor hospitality assets nationally, which allows us a unique perspective on the impact of fuel prices on camping trends.

We are monitoring our booking trends closely, but so far, we have seen little impact. Destination locations more than 300 miles from major metro markets will likely feel more of an impact as guests may elect to travel closer to home during high fuel prices. We should keep in mind that while fuel costs are increasing, outdoor hospitality remains a very cost-effective travel method compared to more traditional travel costs. Keep in mind, planes use fuel still and airlines are passing those fuel costs on to consumers. And knowing that folks are looking forward to travel in 2022 more than ever before, we should continue to see strong demand.

Are you changing your marketing tactics due to rising gas prices? Offering any special promotions? What is the outlook for 2022?

Purviance: “We have included reference to the pain point of higher gas prices in our marketing

and are promoting our park as a resolution to prevent canceling vacation plans altogether. We are also increasing our marketing efforts toward the staycation option. The outlook for 2022 is positive. More consumers than ever discovered the camping lifestyle due to restrictions imposed during the pandemic. Now, with the reduction in overall COVID cases/hospitalizations regionally, potential travelers are relaxing and are more willing to venture out. People will always find a way to recreate, and we hope they choose to come to recreate with us.”

Foos: Properties that are experiencing a decline in bookings shouldn’t panic just yet. We suggest considering more lenient cancellation policies and running pre-season promotions to offer a discounted rental rate for mid-week stays before your peak season. This is a great way to tune into your guests’ concerns while working to fill a time that may otherwise have little occupancy (extend your season on the front end if your operation is ready to go).

The larger issue we have had to strategize around in the last few weeks has been some level of hesitancy from seasonal work campers that have contemplated changing their summer work plans and not travel far to their next gig.

We’ve worked to offer these employees a partial fuel reimbursement option paid after 60 days of continuous employment, which has certainly helped. We’re all in this together, and we’re planning for an exceptional summer season.

To find out more, head over to woodallscm.com.

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Irene Wood

guests. To ensure this, all of our accommodations are the same – walled tents with king beds, heat, air conditioning, en-suite bathrooms, individual fire pits and dining tables. Along with tents we have a number of communal spaces that offer opportunities for guests to gather as a community around the fire – one of the many features that is a guest favorite.”

Right from the outset, The Fields of Michigan was designed to be an adult only camp, but there was another decision to be made that Irene was equally as certain about, “We have 3 dogs and we quickly learned that their favorite place to be was at The Fields – roaming, sniffing, socializing, sunning and visiting with guests. The way we see it, dogs.... ours and guests, bring a friendly, grounded atmosphere to camp which is just what we strive for.”

With a great location and inviting camp design, the team at The Fields of Michigan could have called it quits, safe in the knowledge that they had created a beautiful site and that guests to the resort would have a wonderful and relaxing time. But the idea was always far bigger than just opening a glamping resort in South Haven, for Irene, the aim was to share the magic of her hometown, for guests to experience the memories that she had of the place, and the nostalgia she felt when thinking of it.

And so, Irene set off to find ways to bring South Haven alive for guests, starting with the spa, “I think that the spa is such a natural extension of what our guest experience is. The 2 little cabins are tucked deep in the forest along the Black River allowing the sounds of nature to drift through the cabins during their sessions emphasizing the healing and restorative properties of nature.

Forest Bathing at its best! Currently we offer massages and aromatherapy as that can be executed effortlessly for the enjoyment of guests,” says Irene.

On top of this, a large number of activities are offered to the guests from wine tastings and charcuterie to cocktail classes and sailing. Each of these activities is carefully chosen using a simple

but effective method, “The way our Field Team chooses activities is really simple – if we love it – we offer it.

“Each person on our team brings such unique talents that make the execution of our activities effortless and exciting. Conner, our Beverage Manager, has a passion for wine, spirits, service – so he builds programming for the season that allows him to share what brings him the greatest joy.

“Lisa – one of our massage therapists is also a yoga instructor so she delights in the opportunity to share both crafts with guests.

“We’re always looking for creative ways to enhance our guests’ stays utilizing the talents of our team which magnifies the connectedness that they seek and one of the luxuries we offer,” says Irene.

With such a high level of service along with the incredible surroundings, it wasn’t long before Irene started to get inquiries about weddings, “To have a couple say they want to share their special day at The Fields with those they love most warms our team’s hearts. We are regularly consulted about wedding dates. We’d like to think we pick the wedding that fit us as much as a couple picks The Fields. We only have a handful of weddings

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every season, so to be sure we give it the ultimate attention, making sure it’s a good fit for everyone is important.”

Irene explains that “We love seeing the camp used for a celebration of love as it is truly the greatest compliment.” But hosting weddings means not only a lot more work, but also a lot more pressure, “Weddings are a lot of energy with many moving parts. It has been important for us to curate a team of professional vendors that are excellent compliments to our location and understand the limitations of your space but are creative geniuses in their fields. It’s challenging designing a wedding out in a field with endless possibilities but also the effect of nature at play.

However, when everything is in sync the outcome is pure magic.”

Weddings represent a huge change in how the resort is run, introducing a period of time where the focus of service is vastly different to what is usually expected. As it turns out however, this experience has become hugely beneficial for the Family Camp Weeks that have been introduced this year, “Initially, our intention was always to have the camp be an adult camp. Most of our offerings are tailored to those seeking wine tasting, yoga, massage, etc. But with the pandemic families didn’t have the option to travel without their kids so we pivoted. But, in doing so, we learned that when the camp was co-mingled, we had kids looking for more kids and adults looking for more adults.

“To be sure that each guest gets exactly what they came for, we’ve moved to an adult-only camp, with the exception of family camp weeks. Those weeks we will shift our programming offering more family friendly experiences in a way that it enhances the stay for families and their children, think kite flying, tie-dying, pumpkin carving, apple bobbing, scavenger hunting.”

“We’ve always said that before we looked to the future, we had to make sure that we had really perfected the present.”

The introduction of family weeks as a result of the pandemic sums up how The Fields of Michigan reacted to the event, which was to look for ways to offer people an escape in a safe and responsible way, “The reality is that the pandemic accelerated all outdoor hospitality. We provide the ultimate social distancing, even today. We are an outdoor venue. That said, even we were on the “Glamping is the social distance activity” train. As soon as shelter in place was lifted, we welcomed guests in a safe manner, providing all levels of service with limited modifications to programming. We were one of the lucky ones,” says Irene.

What about the next steps for Irene and The Fields Team? “We’ve always said that before we looked to the future, we had to make sure that we had really perfected the present. We’ve built an incredible team and brand – we’re having a ton of fun hosting guests and sharing our space and with that being said we are very excited to dream about where our next Field of…. will be.”

To find out more about The Fields of Michigan, you can find their website at www.thefieldsofmichigan.com.

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Pacuare Lodge, photo by HoneyTrek

“If you’ve built a glamping property in a rural area, you’re likely the fanciest place for miles. Your neighbors know all about you, but do you know about them?”

Isla Chiquita Glamping, photo by HoneyTrek

REDUCE & RECYCLE

POWER We all know that renewable energy sources are a better long-term solution so let’s all get on board!

Plus in glamping’s typically remote locales, off-grid power gives you more options for where you can build and offer amenities. While you might think guests would be off-put with reduced power in the evenings, if you manage their expectations and tell them how their efforts are helping the planet, they’ll start to see this minor “inconvenience” as a form of altruism. You can also turn your power limitations into a source of fun and romance. Like at the off-grid Pacuare Lodge, instead of offering electricity at night, their lighting is all candle-lit lanterns, candelabras, and votives that make the bedrooms glow. Around the property, opt for LED lights, motion sensors, and timers for a lower draw.

And if you need a generator, look for one that can run on biodiesel or even veggie oil.

We know some rural areas don’t make it easy to recycle, but as a steward of the environment and host to eco-conscious travelers, it is your duty to reduce, reuse, and recycle. At a rollicking ranch in Washington State, where the dance floor was bumping and beer bottles were popping, we had a grand old time but our respect for the place dropped a notch when we heard the saloon did not recycle. Whether it’s storing your clean recyclables until you can make a bi-monthly run to waste management or hiring a company to come collect them, find a way. To help lighten the load, opt for cans and cardboard over single-use glass, and always avoid single-use plastic. Seek out renewable (bamboo, bioplastics, etc) or reusable materials and vendors that help you work towards that zero-waste goal. Plus, isn’t using real dishware, cutlery, and napkins just more enjoyable for everyone?

FOOD Ever heard of a “foodprint”? It’s the environmental and social cost of everything it takes to get your food from the farm to your plate. Sourcing (or

hopefully growing) ingredients that are organic, in-season, local, and fair-trade will reduce your operation’s impact. We went vegan seven years ago because it is “the single biggest measure,” according to Oxford University, that a person can take to lighten their carbon footprint and reduce their food’s emissions by up to 73%. Offering more plant-based options is not only better for the environment, but will be appreciated by your eco-conscious guests, regardless of their diet. One approach we’ve seen at a variety of glamping camps, like Luna Lodge in Costa Rica, is to offer family-style meals with a hearty spread of vegetarian dishes and a platter of grilled meat if anyone really wants it. When it comes to food waste, make composting a part of your cooking and clean-up routine. It will reduce your trash load, prevent methane emissions, and improve your soil.

For more info on everything from composting to sustainable dining, check out FoodPrint.org

INCORPORATING THE LOCAL COMMUNITY If you’ve built a glamping property in a rural area, you’re likely the fanciest place for miles. Your neighbors know all about you, but do you know about them? Get acquainted with the local leaders, make an effort to understand the culture, and honor the area’s heritage in your design, cuisine, activities, and ethos. Hire locally when possible, open up select events to the community, and offer locals-only deals. Support regional non-profits with donations (be it room nights at a charity auction, a portion of your proceeds, or annual giving, etc.) and surface ways your guests can give back or get involved. We love that Playa Viva

Luna Lodge, photo by HoneyTrek

WATER USAGE Freshwater is our planet’s most precious resource; we all need to conserve it and make it easy for our guests to pitch in. We tip our hat to Under Canvas for their various eco-conscious initiatives like 100% renewable energy and their commitment to eliminating plastics, though we’d like to call out their water-saving strategies. Pull chain showers, faucets that automatically shut off, low-flow toilets, a towel reuse program, and other conscientious practices have allowed them to use 87% less water than an average hotel. Go even further by capturing your greywater from sinks and showers to flush toilets and set up rain catchments from your roofs so water collection can nourish your garden. g l a m p i n g s h o w. u s | G l a m p i n g B u s i n e s s A m e r i c a s | 2 7

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encourages guests to share their talents with their tiny town of Juluchuca, Mexico…be it teaching music at the school or offering chiropractic services for a few hours. Eco-friendly properties can also list their camp on KindTraveler.com, the first socially conscious Give+Get hotel booking platform (and a target market for potential glampers), where guests get deals when they donate to local causes.

SMALL ACTIONS THAT MAKE A BIG DIFFERENCE • Water Refilling Stations: Encourage guests to bring their own reusable bottles and provide branded vessels for guests that forget. Add refilling stations around the property and glass water carafes at bedside tables.

• Provide Eco-friendly Products: Seek out products that are organic, cruelty-free, and or made in zero-waste facilities. EO bath products, Under The Canopy bedding, and MadeTrade.com for a wide variety of ethical and sustainable home goods, all hit the mark.

• Refillable Containers: Ditch the sample size soaps, shampoos, coffee creamers, and anything you can buy in bulk, and repackage in pretty and enduring vessels.

• Shop Locally: Cut back on long-haul deliveries and earn brownie points in town by supporting your neighborhood farmers, artisans, and purveyors of fine things.

• In-Room Recycling & Compost: Make it easy

for guests to be mindful travelers and keep up good habits with separate trash bins.

• Pack for a Purpose: Sign up with PackForAPurpose.org to help pinpoint what supplies your local orgs (schools, clinics, preserves, etc) could use and what guests can pack in their suitcases as a contribution.

Photo by HoneyTrek

Playa Viva, photo by HoneyTrek

About Mike & Anne Howard

Comfortably Wild, photo by HoneyTrek

CERTIFICATION To further guide your sustainability initiatives and get recognized for your efforts, consider applying for the Global Sustainable Tourism Council (GSTC) or ISO 14001 Environmental Management Certification. More and more travelers are looking for these accreditations and associated badges of honor on homepages and booking platforms.

Until then, share your sustainable journey on your website, be it on your About Us page or a dedicated section of your site. Prospective guests want to hear how you are taking action and why your operation is helping them make responsible travel choices to leave the environment and local communities stronger than before.

Traveling for the last 10 years across 63 countries, Mike & Anne are travel experts with a glamping speciality. They launched HoneyTrek.com to chronicle their journey, and have since written National Geographic’s bestselling book Ultimate Journeys for Two and the first guide to glamping in North America, Comfortably Wild. Earning a Lowell Thomas Journalism Award for their book and a seat on the American Glamping Association Board of Advisors, they are committed to the success of the glamping industry. Businesses from budding glampgrounds to established tent manufacturers have partnered with the Howards for their skills as photographers, writers, influencers, and consultants to improve their guest experience and share it with the world.

Visit HoneyTrek.com/GlampingExperts

Travel can be a force for good and we know that glamping can gracefully lead the charge! g l a m p i n g s h o w. u s | G l a m p i n g B u s i n e s s A m e r i c a s | 2 9

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GLAMPING IS HOT IN HAWAII

BY MIKE GAST

Glampers have plenty of options at a plethora of wonderful locations around the U.S., but there is only one place where you can glamp within a short drive of flowing molten lava.

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lamping is still a new, largely unheralded option for folks planning that once-in-a-lifetime Hawaiian vacation. But the lure of the active Kilauea volcano on the Big Island has thousands flocking to the island paradise – and looking for unique glamping experiences that Big Island glamping entrepreneurs are eager to fulfill.

Kilauea – the newest of the island’s five volcanoes and the only one currently active – has been erupting within its main caldera consistently since September 2021. After the sky darkens each night and well into the early morning hours, visitors take the half-mile-plus trek down the closed-to-vehicles Crater Rim Road to find the

closest viewpoint. Dozens brave the chill air and frequent showers to stare mesmerized at the orange glowing lava in the nearly three-mile-wide abyss.

It’s a special place, and it has spawned several unique glamping accommodations. A quick Glampinghub.com search for “Glamping near Volcanoes National Park” yields nearly 200 nearby locations.

Glampers can pick from among any level of comfort and amenities from conveniently close to small island towns to deep in the Big Island’s rain forest. Here’s a look at four unique glamping offerings we found that capitalize on one of the world’s most accessible natural wonders.

HAMAKUA CAMPING CABANAS

hamakuahouse.com

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Mathew Dietrich started his highly unusual glamping facility in 2012, long before the word glamping became part of the lexicon.

“I just dreamed it up one day,” Dietrich said of his unique open-air cabanas that house suspended Brazilian cotton hammocks. The cabanas come with a complete list of amenities that includes lockboxes, linens, coolers, electricity, and WiFi. Hammock glampers also have access to a communal area with a full kitchen, grills, refrigerator space, a TV room complete with Netflix, and plenty of outlets for charging phones and laptops.

The six 10-by-12 covered cabana platforms have privacy curtains and the deluxe units are fully screened and come with a lockable door.

Each cabana has a breathtaking view of the blue Pacific Ocean. The facility lies an hour’s drive from Volcanoes National Park, and the orange-glowing caldera of Kilauea is a major draw.

“Every guest here has plans to visit the volcano during their stay,” Dietrich said. “It’s a pretty unusual attraction, to say the least.”

Hawaii’s statewide pandemic lockdown in the spring of 2020 essentially closed Dietrich’s facility.

He took the opportunity to improve the property by upgrading the deluxe cabanas and pouring concrete paths to each unit.

“We were closed from March 2020 until the fall,” Dietrich remembers. “The only traffic we were seeing was inter-island (within the state) and that wasn’t profitable since we had things marked down 80%.”

Dietrich, who also owns rental units and a hostel in Ohio, said his Hawaii facility is intended to encourage social interaction and he didn’t let pandemic shutdowns change that mission.

“I believe that people come here because of what there is to see in Hawaii, but it’s the people they meet along the way that makes their trip meaningful,” he said.

Business took a turn for the better around Christmas 2020, when the State of Hawaii eased travel restrictions. “There have been times during 2021 where we have broken all of our past occupancy records,” Dietrich said.

Rates for the Hamakua Camping Cabanas are determined by occupancy. “It’s finally starting to calm down a bit,” Dietrich said. “We just had our first rate decrease in months.” He keeps nightly rates at about $80 a night for the deluxe hammock cabanas. The rate drops to about $56 a night when booking two nights or more. The facility has one “dorm” hammock cabana where single travelers can share the unit with up to two other travelers for $35.45 for one night or $25.51 for two nights or more.

“Volcanoes National Park is obviously a major draw for all of the accommodations in this area,” Dietrich said. “But we are also very near Akaka Falls, which is the number two attraction.”

Operator Tip: Dietrich says developers of unusual glamping options shouldn’t get discouraged by government regulations that haven’t kept up with the burgeoning glamping industry. “It was challenging here because the county government has a monopoly on camping,” he said. “Be prepared for a potential long battle to do what you want to do.”

TREEHOUSE SKYE

skye@volcanotreehouse.net Nestled deep in the Hawaiian rain forest just five miles from the Kilauea volcano rim sits one of the most unusual accommodations in glamping – the Treehouse Skye.

To call Skye Peterson’s eclectic creation one of a kind would be a massive understatement.

Peterson used recycled materials gathered on

the island of Oahu to build two rental treehouses 18 feet up in the Ohia trees. The living trees are completely integrated into the design, giving guests the feeling of being outside when inside the structures.

“I was planning to build a glass house until I stayed in a treehouse in a nearby valley,” Peterson said. “That inspired me, and I already had land with a lot of trees.”

The feeling of isolation is key to the experience at Treehouse Skye. Peterson set each treehouse in the middle of a four-acre tract. “I put them in the middle and make them hard to find,” he laughed. “I guess I tend to protect them. Mostly they rent to somebody I know with a deposit.”

Peterson relies on word-of-mouth marketing to rent his treehouses. The units come complete with full kitchens, bathrooms, and entertainment centers. “I originally built these to be lived in,” he said. “They are off the grid, so everything runs from solar with batteries and inverters.”

Peterson said the treehouses have strong appeal to travelers who are bored with hotels or bed and breakfasts. “It feels like a regular home, but you are way up in the trees and it’s definitely something different. There aren’t many opportunities around like this.”

Peterson has built a total of four treehouses on his land, with two available to rent. He built the first two by himself but had help with the others.

“You have to remember that each piece has to be carried through the rain forest including the water catchment system, solar panels and the septic,” he said. “It’s a big job.”

Peterson said his rates are “flexible,” sometimes

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reaching $350 a night, and sometimes dropping as low as $200.

Although having an active volcano on his doorstep has led to interesting questions from guests, he always assures them that he is on the “safe side” of Kilauea.

“They come for the volcano, but they leave with a treehouse experience that you just can’t get anywhere else.”

Operator Tip: Peterson urges those considering a glamping operation to take advantage of what nature already offers. That includes looking for opportunities to recycle materials and minimize your impact on the environment.

KEOLA RETREAT

keolaretreat.com It took Ilya Bilyk five years to complete his dream of building his geodesic dome glamping facility in the remote southern corner of Hawaii Island.

He started building his dream shortly before the pandemic in 2020 and couldn’t fully welcome guests until May 2022.

“The dome tent was manufactured in China, so we had to wait,” he said. The dome is 20 feet in diameter and has plenty of clear windows and inside comforts.

Like many other accommodations in the remote southern end of the Big Island, Keola Retreat is off the grid. But that doesn’t mean you are without luxuries. The dome tent features a queen bed, concrete outdoor bathtub, propane stove, an outdoor kitchen, mini fridge, dinnerware and cookware, an outdoor hammock, and USB outlets.

Located on the edge of the tiny town of Na’alehu, the Retreat is central to great hikes and

is less than an hour away from the lava viewing at the Kilauea volcano.

“We are booking now almost a year in advance,” Bilyk said. “We are also working on another dome right now that will be more high-end with fancy furniture and other amenities.”

Bilyk decided against a bell tent and went with the steel-framed geodesic dome because of its strength and durability. “Geodesic domes make the strongest structures you can build.”

“The guests definitely come here to see the volcano,” Bilyk said. “But on the drive over there they get to see the barren lava landscapes, black sand beaches, and tons of great hikes.”

Operator Tip: Bilyk says glamping operators should strive to surprise and delight their guests. Today’s glampers are looking for unusual experiences, and operators – even those with unique offerings in special places – still have an opportunity to dial up their accommodations, he said.

GLAMPING IN GLENWOOD

airbnb.com Kehau Hall had a specific plan when she decided to go into the glamping business just 10 minutes from the gates of Volcanoes National Park. She wanted to create an upscale hotel room in a 10-foot by 20-foot tent.

You are in a cabin tent in the rain forest, but you have a king-size bed, hot outdoor shower, private bathroom, a place to prepare meals, and all the utensils.

The outdoor shower is worth another mention.

Located on the spacious lanai, the shower opens to a wonderful view of the rain forest.

Hall’s facility now has two tents. The second

tent is 10-feet longer and able to accommodate four people.

Hall said guests often ask if the Glamping in Glenwood location is safe, since it’s so close to the Kilauea volcano.

“We always have to tell them that we aren’t in harm’s way,” she laughed. “We are definitely off the path of any lava if it flows.”

She also tells guests that it’s up to Mother Nature (or perhaps Pele) whether they’ll actually see volcanic lava in the caldera. “We tell them the truth, that the conditions change daily.”

Regardless of the volcano’s whims, guests always leave with a smile. Hall charges about $100 a night for the smaller tent, and from $200 to $250 for the larger unit. “Right now, we are booked out until November,” she said. “It’s a great place to stay to split time between the east and west sides of the island.

While she’d like to add another tent or two, “I do it here all by myself, so there’s a limit.”

Operator Tip: Hall says you don’t need to dedicate a lot of space or have a huge staff to run a successful glamping operation. “I do this all by myself, so keeping it small was necessary,” she said. “What I wanted to create was a high-end hotel room in a tent.”

Mike Gast was the Vice President of Communications for Kampgrounds of America, Inc. for the past 20 years. Now, he’s on to new adventures, helping others tell their stories through his freelance company, ‘Imi Ola Group. You can reach Mike at mike.imiolagroup@gmail.com.

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SITE PLANNING WITH THE

HEART OF AN INNKEEPER

BY TODD WYNNE-PARRY

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ne true absolute in the world of outdoor hospitality is there is zero consistency from site to site. The variables are many and these idiosyncrasies have a major impact on overall site planning. Therefore, each new development’s site planning requires a “re-invention of the wheel”. To make this re-invention process a little less daunting, we advise clients to focus on three major areas of concern: revenue generation, guest experience and service provision. In a nutshell, we want to make sure we are maximizing the revenue generation of the site, providing the best possible guest experience all while setting up the operator with a design to successfully deliver the services required. This approach comes from the heart

of an innkeeper which is applicable whether you are setting up your house for an AirBnB rental or developing a five-star wellness resort.

REVENUE GENERATION Each site has the potential to generate some level of revenue. The task for the site planner, as Michelangelo would say, is to release this revenue potential from the site. Going through the traditional revenue lines of a hospitality enterprise (rooms, food & beverage, minor operating departments, etc.) provides an initial guide this task. Obviously, you need to have a strong understanding of who your guest will be.

Knowing the percentage of couples, families, corporate and social groups should be the foundation for these design decisions. In the

case of rooms, the site should be designed with areas for romantic couples, active families, and social groups. Ideally the site would have opposite ends or areas oriented towards those specific demand segments. Perhaps a more serene area for couples, a more interactive area for families, or contained cul-de-sacs for groups. If there is an area of the site that has water frontage or vistas, these rooms will fill first and command a higher room rate. The amount of accommodation units here should be maximized. In zones that perhaps have fewer aesthetic qualities, guest will pay more for generous private space, such as suites, two-bedrooms, or a larger outdoor gathering space. Given the rooms department provides most of your profit, it makes sense to start with this area first.

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accommodation and the public space on site.

However, the guest experience can be significantly enhanced by approaching the site planning through the eyes of the guest. This starts at the arrival experience. While not all properties can have the “wow” moment that world class resorts achieve, stepping in the shoes of the guest can help identify potential areas for improvement.

Role play as a typical guest driving into or walking around the property. What do you see? Hear?

Smell? Feel? Planning so the answers to these questions are positive should be a goal in the site planning.

Once the rooms configuration of the site has been determined, then we move to public space.

Here it makes sense to focus on areas that can generate revenue. For instance, a pool is expensive to build and takes up lots of real estate, so adding food & beverage service will offset this cost. Front desks are purely utilitarian and do not generate revenue. Therefore, an adjacent wine or coffee bar can both generate revenue and share employees.

Your glamping venue will have two crush times, early morning before guest go do their activity and, in the evening when they return. This is when you have an opportunity to create space that will help your revenue generation. An activity desk with merchandise gives people purchasing options while waiting for pick-up or when planning adventures. Grab and go food & beverage options could also be incorporated into this space. If

there is demand for all day food & beverage or spa facilities on site, space should be designated accordingly. It is equally important to make these venues accessible for outside patrons to bolster revenue during lower occupancy periods.

Depending on the size of the site and your market, providing well designed outdoor and maybe even indoor event space can make the difference between profitable and unprofitable years. This space should be designed also to allow for outside patrons to come and partake in the event as easily as in-house guests. It should also take into consideration the ease by which caterers and other service providers can access the site.

GUEST EXPERIENCE The guest experience will be mostly formed by the destination, the experiences it provides, the

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“While not all properties can have the ‘wow’ moment that world class resorts achieve, stepping in the shoes of the guest can help identify potential areas for improvement.”

SERVICE DELIVERY

When working with clients on this issue, we like to provide options for experience enhancing facilities that range from very inexpensive, moderately expensive, and more expensive.

At the lower end of the cost range providing walking or biking trails, bocce courts, fire pits, and day use picnic areas can add greatly to the guest experiences while requiring little or no labor. In the middle range installing a BMX/ MTB pump track on otherwise unusable land or yoga platforms in serene settings can add great value. At the higher end, as discussed above, spas, restaurants, rooftop bars and pools can be expensive but should generate revenue while providing both in-house guests and outside patrons alike a range of experiences. A key to continuously enhancing the guest experience is to listen to your guests through guest comment cards and casual on property interviews. Many times, how you anticipate or perceive guests will use your site and facilities is different to how they actually use them. The last part of enhancing guest experience is the inconspicuous insertion of service areas and service delivery.

Equally important to the revenue generation and guest experience approaches is the incorporation of an effective but discreet service area and service delivery plan. In modern luxury hotels and resorts this has been perfected to a near Disneyland level of perfection. However, for a glamping development hiding employee entrances, service vehicle access, and delivery of operating supplies and equipment to guest service areas can be much more difficult. Remote locations, site size, detached accommodation units, open space, and infrastructure issues tend lift the challenge.

The goal for the service plan should be to allow the operator to effectively provide service to the guests at a level commensurate with the brand promise. At the same time, the aim should be to keep the interaction between guests and service areas and vehicles to a bare minimum.

Simple things like having a designated service entrance and corridor for vehicles and placing service areas behind landscaped berms, bushes or walls can go a long way to minimizing the guests ever seeing or hearing the service provision. In addition, coordinating delivery times to when guests are off property will help reduce guest/ service experience. For events, catering service areas adjacent to service delivery routes will help event and in-house guests avoid seeing or hearing kitchen and set up sounds.

About Todd G. Wynne-Parry A seasoned leader in the hospitality industry, Todd has over 30 years of hotel development experience, having held senior leadership positions at several major hotel brands and most recently AutoCamp and Two Roads Hospitality.

A dual-citizen of the US and Australia, Wynne-Parry has lived and worked in the U.S., Asia, Australia and the United Kingdom. He was instrumental in the development efforts for IHG, Starwood and Marriott in the Asia Pacific region and for Two Roads Hospitality globally. He began his career as a hotel consultant in the San Diego office of Laventhol & Horwath, the predecessor to Horwath HTL. He is now Managing Director of Horwath HTL and leads the Outdoor Hospitality practice for North America. Horwath HTL is the largest independent hospitality consultancy with 52 offices worldwide.

Todd earned an MBA from Thunderbird Graduate School of International Management and sits on the advisory council of the American Glamping Association. In his spare time, Todd enjoys fly fishing and exploring the western US in his 1953 Airstream.

As you can see, these three site planning considerations work in conjunction with one another. While this is not an easy approach to take, the result will pay off in guest satisfaction, employee engagement and ultimately enhanced profitability. Clever and intuitive site planning in a glamping facility may seem like genius to some guests, but you will know it to be just how the heart of an innkeeper works. g l a m p i n g s h o w. u s | G l a m p i n g B u s i n e s s A m e r i c a s | 3 7

HOW TO FINANCE YOUR

DREAM GLAMPING SITE

BY PAUL BOSLEY

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ne of the greatest advantages glamping sites has over traditional brick and mortar accommodation are the low start-up costs and high return on investment. This does not mean however, that they are cheap. Purchasing the accommodation for your site is just one consideration, and it is important to remember everything else that is required to run a successful glamping site. This can include the land that your site will be located on, the infrastructure required such as water and electricity, signage, point of sale systems, furniture, vehicles, and tools. The point is that to acquire all these things to an acceptable level can become an expensive endeavor.

Thankfully, there are options available to help prospective glamping site owners achieve their goal of creating their dream glamping site. Paul Bosley, Founder of Business Finance Depot, is here to talk us through a couple of these options, using case studies based on real life experiences.

CASE STUDY 1: Financing glamping on an existing RV Park with an Equipment Finance Agreement Frank and Vikki want to improve their existing RV park by adding an internet system and glamping structures to attract families who want the outdoor experience but do not own an RV. They have a mortgage with a local bank with a low, fixed rate mortgage so they decided to approach their local bank for financing. The local bank hesitated to offer additional financing and the cost to refinance their loan with another lender was prohibitive. They attended the Glamping USA Show in Aurora, CO, saw the glamping structures they wanted to purchase, costing $30,000 each installed. They visited the Business Finance Depot booth and learned that the $150,000 for 5 glamping structures could be financed using an equipment finance agreement (EFA). They learned that EFA’s use the glamping structures & IT equipment as the only collateral required

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so they decided to apply because they have excellent personal credit, and their RV park is profitable. The approval required 20% down and financed the equipment over 3 years. They were unhappy that the interest rate was 10%, but when they considered that it was a fixed rate and their expected rental income from the glamping structures will exceed the monthly payments, they decided to move forward because they were using other people’s money to improve their RV park and their monthly cashflow.

Frank and Vikki were able to achieve their goal of adding an internet system and glamping structures to their RV park using an equipment finance agreement. There are many benefits to an equipment financing agreement over other forms of loans but perhaps the most important is that they can be completed much faster than SBA and USDA loans.

“No matter what type of loan you are going for, there will always be a down payment. No one is going to finance you 100% of your project cost,

you will always have to have skin in the game,” says Paul. This is important to remember when thinking about upgrading or setting up a glamping site. So, why 20%? “The down payment or equity injection will be calculated depending upon the useful life of the collateral.” The collateral in this case was the IT equipment and the glamping structures which, while cheaper than traditional brick and mortar options, do not last as long.

Fixed interest rates vary from borrower to borrower based on several factors. In this case, the 10% interest rate was achieved because Frank and Vikki had excellent personal credit, and their RV park was profitable. “Fixed rates vary by the borrower’s financial strength, time in business and industry experience,” explains Paul, “Experience is integral when it comes to successfully applying for a loan. You need to have a background or proven understanding of the industry that you will be entering in to.”

CASE STUDY 2: Setting up a new glamping site with an SBA Loan Gary and Leslie want to purchase some property, install infrastructure to open an RV park with glamping structures. The property they are considering is selling for $250,000. They estimate $500,000 for construction costs for the 10 RV sites and a small office & retail store to greet campers. They have received a $150,000 quote for 5 glamping structures, and they estimate needing $100,000 working capital for marketing, payroll, inventory and construction overruns so the project total is $1,000,000. They have decided their best financing method is to approach a local bank for a commercial loan. The local lender has not got experience with financing an RV park, so they were hesitant to offer financing. Gary and Leslie attended the Glamping USA Show and met the representative from Business finance Depot who explained that SBA loans can be used for financing their project, so they decided to apply. The SBA lender that Business Finance Depot used offered Gary and Leslie 80% loan requiring a $200,000 equity injection. The repayment term is 25 years, and the interest rate is a variable rate starting at 6.25%. There are roughly 3% of closing costs which gets added onto the loan. The lender informs Gary and Leslie that since they are financing the construction, they will need to approve the general contractor before construction begins.

The lender also needs the invoices for the glamping structures, the point-of-sale system, the displays and refrigeration units for the camp store.

Once the construction is completed the lender will give Gary and Leslie the working capital and the

loan closes. Gary and Leslie begin making interest only payments for the next 3 months and begin full payments starting the 4th month after opening their RV park.

Gary and Leslie were able to set up their new RV Park using an SBA loan. The Small Business Association (SBA) offers a national loan program that can be used to finance any franchise approved by the SBA, a list of which can be found on the SBA franchise registry. An advantage to SBA loans is that the SBA offers a substantial loan guarantee meaning that there is less risk to the lender and therefore the loan is more likely to be approved.

On top of this, SBA loans offer some of the lowest interest rates available and can be repaid over the longest term currently available.

“The equity injection for an SBA loan ranges from 10% to 30% of the overall project cost.

Ultimately, this is down to the lender and the financial strength of the borrower. Depending on the workload of the bank you are going to, along with the efficiency and responsiveness from both the lender and the borrower, the process can usually take around 90-120 days,” says Paul. Once again, industry experience, transferable skills and related education is integral.

So, no matter what type of loan you go for, there are several things that you must have. Firstly, enough money to make a down payment and secondly, relevant experience. “Proven knowledge of the industry you are entering is everything.

Any previous experience in the industry should be noted along with part-time/volunteer work, courses taken in your own time or visiting industry events,” says Paul.

To find out more about Business Finance Depot, find their website at businessfinancedepot.com, and make sure to check out the Business Finance Depot YouTube page for informative video series on financing your new business venture.

About Paul Bosley Founder of Business Finance Depot, Paul Bosley is known for his expertise in financing for franchises and especially in the health club industry. Paul is the owner of Healthclubexperts.com and has partnered with several national franchises to assist new franchise partners acquire the capital they need to launch their new businesses. He is also keen on helping existing business owners find the finances to expand their current business. He is a regular speaker and writer for many industry conferences and online magazines.

Paul has been a regular volunteer counselor for SCORE, a division of the SBA, and it is during this work that he learned the value of SBA loans for funding new and existing businesses.

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