A B&B: How Do I Convert My House?

Planning permission and change of use

Converting your home into a bed and breakfast may or may not require planning permission. It depends on how much you plan to change the property and how many guests you intend to accommodate.

Letting out rooms in your primary residence generally does not require planning permission if the main use of the property remains as a private dwelling. However, this varies by local authority, and if the B&B element becomes the dominant use of the building, your council may consider this a material change of use requiring approval. Areas with a high concentration of tourist accommodation often have specific policies for short-term rentals.

Contact your local council's planning department early on. Consulting a planning officer before commencing work is recommended to avoid unnecessary costs or delays.

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Building regulations, fire safety and insurance

Building regulations apply to most structural alterations, and bed and breakfasts have additional requirements around fire safety. The standards you need to meet will depend on the size of your property and the number of guests you can accommodate at any one time.

Fire safety is a key area. You will usually need:

• Smoke alarms on every floor
• Fire doors to guest bedrooms and kitchens where required by your fire risk assessment
• Clear escape routes with emergency lighting if required
• Fire extinguishers and fire blankets in appropriate locations

Your local fire and rescue service may be able to provide guidance or carry out an assessment, though services and fees vary. Contact them directly to understand what they offer in your area. This is separate from building control sign off, so speak to both.

You will need appropriate insurance before accepting guests. Public liability insurance is essential, and your existing home insurance may need to be amended or replaced with a policy designed for guest accommodation. Speak to a specialist broker.

If you plan to serve food or alcohol, additional licensing requirements may apply. Check with your local council.

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Fitting out guest rooms

Guest rooms do not need to be lavish, but they should be comfortable and practical. At minimum, guests expect a clean room, a decent bed, adequate heating, and good lighting. An en suite bathroom adds appeal, though it is not always essential in smaller properties.

Think about storage space, power sockets for charging devices, and a mirror. Good quality bedding can significantly enhance guest satisfaction. If you are on a budget, focus spending on mattresses and linen rather than decorative touches.

Accessibility is worth considering. Under the Equality Act 2010, service providers must make reasonable adjustments for disabled guests. Even simple measures such as ground floor rooms or grab rails in bathrooms can open your B&B to a wider range of visitors.

Advertising and getting your first bookings

Once your rooms are ready, you need guests. Most B&B owners use a mix of online platforms and their own website. Booking.com, Airbnb, and similar sites charge commission but bring visibility. A simple website with clear photos and contact details can attract direct bookings over time.

VisitEngland, VisitScotland, and VisitWales offer quality assessment schemes and accreditations that can add credibility when you are starting out with no reviews.

Word of mouth remains a powerful marketing tool. A good experience leads to repeat visits and recommendations. Respond to enquiries promptly and keep your listings accurate.

Earnings from a B&B will affect your tax position. Consult an accountant to understand your obligations.

The Next Step

Now that you have read through the advice above, you might want to put it into practice. Our B&B Income & Profit Estimator lets you estimate what a bed and breakfast could earn: turn your room count, nightly rate and occupancy into projected annual revenue, running costs and take-home profit. Try it now →