Hot tub decision. If so how big and where to put it?

[Annette Holbrook]

I have a cabin in the North Georgia mountains. A hot tub seems to be common in the higher end rentals. The cabin closest to mine does offer one. I’m trying to decide if it actually is a draw and will get used. I mean it is still Georgia, and summers are super hot. So I’m guessing no one wants to sit in hot water when it is 80-90 degrees, but as I’m not a big hot tub person so what do I know? 
Assuming it is determined it is a good addition to the property, how big do I go. The cabin can sleep 8 adults comfortably, or maybe 10 if they use the fold out sofa. I’ve read that really big hot tubs are very time consuming to clean, refill, and get up to temp so I was thinking a 4 or 6 person tub max. 
Last issue, where to put it. I have a lower screened in porch that is down a flight of stairs from the main living area. With some landscaping, you will be able to see the river while in the tub. Of course, the screening is for bugs which are mainly an issue during the summer, which is probably not the most popular time to use the tub. But it will be protected from the elements which may be helpful in maintenance. I could also find a flat area outside just off the screened porch that is overlooking the river. 
Thoughts?

[Ken Boone]

Yes it will increase your ADR.  I would go with a 6 person tub.  They are like tents.. They say 6 but will really fit 4 comfortably.  Don't ever try to put 2 people in a 2 man tent.. not good. ;)  

In my market (Pigeon Forge/Sevierville) if you don't have a hot tub you are not even average.  Lower screened in deck should be fine.  Make sure the deck will be able to withstand the additional weight.  River view makes it really nice.  That's a nice selling point - view of the river while enjoying the hot tub.

Our cleaners are used to cleaning hot tubs in my market.  The start draining the hot tub when they get there first thing, go about cleaning the cabin, come back clean it up, start the re-fill then go back to cabin cleaning.  They keep an eye on it and once fill, they put the necessary bromine tablets in etc..  Not that big of a deal for cleaners that do it all the time.

Also, you would be surprised how many people will use it in the summer.  It's an amenity most people don't have at home so they want to try it out - if it's hot or not.

Outside would work as well as the screened deck. Just depends on privacy factor outside.  Most people won't want to be in a hot tub in the backyard, if there is a cabin on either side with decks looking right down on you.  If you are in a private setting I think that would be nicer. Make a nice walk way out to the hot tub, a pole to hang your towels etc..

[Annette Holbrook]

@Ken Boone Thanks so much for your very informative reply! So the lower porch is actually ground level on concrete, the outside placement option would be directly in front of that porch, so almost exactly the same view but not within the screened porch. There are no cabins visible on either side and across the river is the Chattahoochee National Forest so no one visible at all. The flat area in front of the porch is probably 10 feet wide by 30 feet, and then the lot slopes down to the river. I was going to put a fire pit there, but I think I could fit both the hot tub and the firepit with seating in that space. 

[Ken Boone]

Quote from @Annette Holbrook:

@Ken Boone Thanks so much for your very informative reply! So the lower porch is actually ground level on concrete, the outside placement option would be directly in front of that porch, so almost exactly the same view but not within the screened porch. There are no cabins visible on either side and across the river is the Chattahoochee National Forest so no one visible at all. The flat area in front of the porch is probably 10 feet wide by 30 feet, and then the lot slopes down to the river. I was going to put a fire pit there, but I think I could fit both the hot tub and the firepit with seating in that space. 

 If that is the case.. I myself would much prefer the hot tub outside as that kind of gives a better feeling of freedom and openness especially with the view you describe.  If you can do both you can landscape walkways nicely etc..  That would be real nice.   You want gravel, stone, concrete walkways, something like that or even a wooden deck going out to the hot tub.  You don't want grass or dirt otherwise people will track that stuff in on their wet feet.

Things to think about.  You will need to run 220 electricity to the hot tub.  It might be nice to have some outside lighting that can be turned on or off by the guests.  Also, make sure you have a spigot around that side of the house to make it easy on the cleaners to run a hose for fill up.

[John Underwood]

Quote from @Ken Boone:

Yes it will increase your ADR.  I would go with a 6 person tub.  They are like tents.. They say 6 but will really fit 4 comfortably.  Don't ever try to put 2 people in a 2 man tent.. not good. ;)  

In my market (Pigeon Forge/Sevierville) if you don't have a hot tub you are not even average.  Lower screened in deck should be fine.  Make sure the deck will be able to withstand the additional weight.  River view makes it really nice.  That's a nice selling point - view of the river while enjoying the hot tub.

Our cleaners are used to cleaning hot tubs in my market.  The start draining the hot tub when they get there first thing, go about cleaning the cabin, come back clean it up, start the re-fill then go back to cabin cleaning.  They keep an eye on it and once fill, they put the necessary bromine tablets in etc..  Not that big of a deal for cleaners that do it all the time.

Also, you would be surprised how many people will use it in the summer.  It's an amenity most people don't have at home so they want to try it out - if it's hot or not.

Outside would work as well as the screened deck. Just depends on privacy factor outside.  Most people won't want to be in a hot tub in the backyard, if there is a cabin on either side with decks looking right down on you.  If you are in a private setting I think that would be nicer. Make a nice walk way out to the hot tub, a pole to hang your towels etc..

 Exactly. 

Sounds like you need this to stay competitive. 

[Brian Barch]

I’m in N GA. Yes, you need one, it’s table stakes. We pay to have it serviced. People want to use it year round, they love resting the muscles after hiking (although I’m not personally a hot tub lover). 

Yes, it is the thing with the most problems. It can just turn green from seemingly no reason, people will track dirt and pebbles in, etc. but it hasn’t been that bad.

many guess is the breakeven might be 18 months?

I don’t want to state the obvious, but when I was in college my roommate and landlord bought a hot tub, not knowing he had to pay $900 to upgrade the electrical. Just an FYI if you didn’t know. Also common to reinforce the deck underneath, but a good hot tub place should help with all of that 

[Andrew Steffens]

Once a year I travel to N GA or TN for a mountain trip.  I maybe use the hot tub once (I go in winter) but will not consider a place without one.  I assume you will not only be able to increase your ADR but you will also get bookings that would have went elsewhere.  I definitely say go for it!

[Melissa Nash]

as close to the house as possible. No one likes running in the house wet and cold. A hot tub is a TOP 5 airbnb amenity, and does get more bookings and you can charge more. However, no one likes a gross hot tub. My tech goes in after and before EACH guest to clean. Think about it.... who wants a nasty tub? Find a tech that will go after every guest if you can.