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

Originally written by Chris Hogan, updated by the editorial team on 29th May 2026

Mrs joanna clark asks

How do you go about turning a residential house into a B&B?

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.

B&B Income & Profit Estimator

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.

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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.

Your situation may be slightly different. ask a question below ↓ and our editorial team will reply with our advice.

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 →

86 questions

Ask Start a Bed and Breakfast a Question

DOC 24/03/2021 at 12:51 pm

I would to turn my home into a B and B..
What is a good guide that you can refer me to that will help me through the entore process?
That includes the following:
Funding
City licensing and approval
Joining the B and B organization and being listed in the appropriate sites for lodgers to find me
The appropriate set up that I need to have for the business as well as the physical accomodations
insurances that are needed
staff to hire
appropriate pricing
Etc.

Puddin 29/11/2020 at 6:44 pm

I have my mom's house and is beautiful and wonderful to live in. It has four bedrooms, three full baths, and a patio. How can I get started with a bed and breakfast?

Puddin 29/11/2020 at 6:42 pm

I have my mom's house that is beautiful and wonderful to live in. I have four bedrooms with 3 full baths. How can I get started?

Hadi 23/09/2020 at 6:43 pm

I have a 5 bed property i want to convert in to b&b that is residential property

Annie 07/07/2019 at 3:30 pm

Hi i would like for someone to advise me how i can start up a b&b in brampton as i live in a town home ?

sophie ryder 27/08/2018 at 10:05 am

Hello we are looing to buy a property and turn into a business, B an B , glamping . Were have a good deposit but were wondering what type of mortgage we need. Are we able to get a commercial mortgage even if its not currently a business but we intend to convert ?

Hope someone can help

StartABedAndBreakfast Editor 23/07/2018 at 2:39 pm

Contact your local planning department for advice. They will be able to tell you what you can and can't do in your area and will offer this advice for free. You won't have to submit an actual application unless planning permission is definitely needed.

BOB 23/07/2018 at 2:10 pm

We got six bedroom house in Wembley,can we convert it in to B&B

Bbilly 04/07/2018 at 10:47 am

I have a eight bedroom guest house but only planning permission for five bedrooms. I am selling now do I need to get permission for selling it as a eight bedroom guest house.

Campbell 14/06/2018 at 1:43 pm

I live with my husband in one property but own another property approx 4 miles away which I would like to convert into a B&B. Can I set up this B&B but not live in it? I would be there early in the morning to make the breakfasts, then clean the rooms etc during the day and greet the guests arriving later in the day, but then return home at night. Thank you.

Mick 18/04/2018 at 1:39 am

I want to turn my london house into a b and b.
Can you help

StartABedAndBreakfast Editor 14/02/2018 at 11:13 am

We don't provide assistance services, ours is an advice website and we hope the articles here will help you. Contact your council's planning department in the first instance.

Sam 13/02/2018 at 10:20 am

I have a 7 room HMO property which I would like to convert to a B&B. I have the funds and need to start ASAP. Please get in touch and help me with my project.

shirley 29/12/2017 at 6:08 pm

hi can you use a vacant house on airbnb

vetold 11/09/2017 at 3:22 pm

I have two properties near Victoria station in London. They are next each other.
The house has 4 rooms, 1 en suite, 1 attic and kitchen each.
I want to convert these houses as B&B.

maggot 08/07/2017 at 2:23 pm

I am thinking about doing a B&B and reading this site as been very helpful

StartABedAndBreakfast Editor 18/05/2017 at 2:27 pm

Check with your local planning department on this. If you're only letting out one room it might be worth considering air bnb etc.

Ray 17/05/2017 at 5:06 pm

We purchased a beautiful bespoke 4 bedroom home in a historic village just outside York City a few years back, due to work commitments we relocated overseas and was fortunate enough to rent our home, we now plan to return back to the U.K. and considering converting the double garage and a spare living room into additional bedrooms. Question I have is, is there a minimum quantity of rooms to qualify as a B&B?

StartABedAndBreakfast Editor 02/03/2017 at 12:47 pm

No either bath towels or sheets is fine (but most people prefer sheets as they're larger).

Jman 28/02/2017 at 9:45 pm

Hi,
Just buying bedding and towels for my B&B before I start it up. What size towels is expected please?
I have bought bath towels, hand towels and face cloths. Do I need to provide bath sheets too, please?

CHeers,
Jman

vo 18/02/2017 at 3:38 am

i would like to register my homestay to B&B?

Zed 28/01/2017 at 11:43 pm

Hi I want to start B&B I got four bed room &3 reception room. Do I need planing from council ? Is it easy ?

Candy 14/01/2017 at 10:39 am

Its good to find a site like this as there are so many areas to address when setting up a business.

StartABedAndBreakfast Editor 13/12/2016 at 2:01 pm

Not as far as we're aware, but you should check with your local building regulations officer.

Merix 12/12/2016 at 4:53 pm

Is it against regulations to have a small fridge and microwave in the room?

MrsB 08/10/2016 at 10:13 am

This question may not be relevant to this site, but can you tell me how long can a B & B guest stay before he/she becomes a permanent resident/tenant and would I need different permission from the local council. This may affect those who are asking about letting more than two bedrooms.

StartABedAndBreakfast Editor 27/09/2016 at 11:05 am

As well as planning considerations, you'd have to agree this with a landlord - who would undoubtedly want a share in your profits etc.

Sara 25/09/2016 at 2:35 pm

There are plenty of 5 bedrooms home to be rented out in Edinburgh, I am wondering if there is any rule for b&b or guest house?! Do I need to own the place or can I rent it?

Mongs 21/09/2016 at 6:30 pm

I have a 4 bedroom house which I would like to convert it to a Bed and Breakfast. Do I need permission?

Alison 02/09/2016 at 12:56 pm

I have recently bought a 5 bedroom B&B which requires complete renovation. Is there a legal requirement for me to use fie retardant materials for curtains and furnishings?

StartABedAndBreakfast Editor 16/06/2016 at 2:24 pm

We hope this website gives you plenty of relevant informaiton. Please give the articles a read and let us know what you think.

phunt110 15/06/2016 at 2:14 pm

I have a spare bedroom that I would like to set up as a B&B. What things do I need to do to run a B&B?

perry 09/04/2016 at 4:38 pm

we own a home which has an annex on the side accsess via a internal door it has one bedroom a lounge and wetroom with its own kitchen do we need planning for this to turn into a bnb

StartABedAndBreakfast Editor 16/03/2016 at 9:58 am

Your daughter must contact her insurance company to inform them if uses part of her home for B&B. It may not add anything to the premium but the insurer will want to know about it. One room probably wouldn't need planning permission but you should check with your planning officer first as there may be location specific factors (such as parking) that need to be considered.

None 15/03/2016 at 2:41 am

My daughter is thinking about making one of her four bedrooms a B&B room ,does she need extra insurance to her home and permission to do this. She works from home also.

StartABedAndBreakfast Editor 26/02/2016 at 12:36 pm

You will need to register as a food business with your local authority, you may also have to change your insurance and obtain a risk assessment etc. Planning permission may not be needed but you should consult your planning officer for clarification on this issue.

vee 25/02/2016 at 8:56 am

I have holiday cottages but would like to offer breakfast only in my home, do I need planning permission? can I just go ahead and do it? thanks

Doodle 03/02/2016 at 6:49 am

Do I need any particular requirements to have two rooms set aside for paying guests in Gwynedd please?

StartABedAndBreakfast Editor 02/02/2016 at 12:40 pm

Yes you may have to apply for planning permission to change it from commercial to residential. Note also that a mortgage company may only offer a buy to let mortgage unless you can prove that is only to be for residential use as a family home.

SMOSS 31/01/2016 at 8:58 pm

Hello,

I am wanting to purchase a running b&b for my main family home. I do not want to rent it out, do i need to apply for change of use?

Thanks!

Sophia

John 11/01/2016 at 1:06 pm

Hi I am interested in buying a B&B and converting its use back to a residential property. Do I need permission for this? What else should I be wary of?

Ant 11/12/2015 at 9:46 pm

I have run a B&B before and then sold it but didn't require any permissions then about 15yrs ago. I now own a five bed home on the Norfolk Coast and want to sell two bedrooms - which are away from our own accommodation. I am worried about 'change of use' as it is a small proportion/percentage of the total home area. Does anyone know if that is still a valid point to not change the rates on the property?

Shane 29/11/2015 at 10:12 pm

I have a 4 bedroom Victorian property with a further 2 rooms in the basement which I want to turn into a B and B. 1 bedroom has an en suite, and separate bathroom and toilet upstairs. There is also a toilet and kitchen in the basement too. Do I need to change my mortgage to commercial. It is buy to let mortgage at the moment. It is rented out to tenets at the moment. Do I need any change of use permission. Thank you

StartABedAndBreakfast Editor 25/11/2015 at 10:47 am

There are no set criteria here so you will need to chat with your planning officer first. In general if the overall character of the house as a private dwelling to be changed/affected then planning permission is required. Youl will need to give details of any parking provisions etc.

molly 24/11/2015 at 12:06 pm

Do i need planning permission for a 3bed guest house
We live in the property
No more than 6 people ever stay at one time

Peanut 01/11/2015 at 10:52 am

I have run B&B for 5 years l let out two bedroom l got planning change of use .l lm sell the property not as a business but a a family residental house do l need to change the property back to residental use

Ali Mac 18/10/2015 at 9:52 pm

Hiya,
I'm looking to turn my family home ( 5 bedroom, one of which is en suite, and has 3 other bathrooms) into a B&B. I want to change the layout to 6 bedrooms all en suite with one additional bathroom and then open it as a B&B. What am I legally required to do to make this happen?
Any correspondence on the matter would be greatly appreciated!

mara 10/10/2015 at 9:55 pm

I live in Spain. moving to USA and wanting to open a B&B ... what should I look for in purchasing a home to serve as such? I intend to live in the house ... is it necessary to have one bathroom per bedroom or it is optional? just considering in case when choosing a hose. Thanks

Sudds 09/10/2015 at 3:52 pm

hi there. we are converting & extending a 19th century fishermans cottage with a 1980's extension on it in Aberdeenshire. We have got planning permission to let two first floor en-suite bedrooms but when I met with Building Standards they said that we may have to incorporate an en-suite ground floor bedroom with disabled facilities. This would be difficult to achieve without using saniflo pumps because of the levels of the drains & would also reduce the breakfast room to little more than a corridor. Is there any hard & fast rules covering this as the inspector is now away on holiday for two weeks & I am hoping to complete our building warrant application before he returns. He did imply that there may be an exception if our letting rooms are less than 50sq.m. but he could not confirm this.

helbarny 01/10/2015 at 5:53 pm

I am thinking of starting a 2 bedroom bed and breakfast which is pet friendly. With a pet sitting service for guests when visiting places of interest where the pets are not allowed.
Will i need extra insurance etc or will public liability cover be enough. Any suggestions on starting up would be gratefully appreciated

StartABedAndBreakfast Editor 23/09/2015 at 12:31 pm

Unfortunately we cannot recommend specific brokers as we try to stay impartial.

Don 21/09/2015 at 2:34 pm

Thanks you very much for your quick response. Can you please recommend a commercial mortgage broker? best regards

StartABedAndBreakfast Editor 21/09/2015 at 1:50 pm

You should speak to a mortgage adviser about which type of mortgage would be bester. It is unlikely you will need to apply for change of use permission unless no part of the property was residential before you purchased it. Your planning officer will be able to advise you on this.

Don 20/09/2015 at 5:40 pm

I am going to buy a current B&B business with 4 bedrooms. We will use it as our main resident home and only let two bedrooms out for B&B purpose. Do we need to apply for "change of use"? should we get a business/commercial mortgage or a residential one? Any help would be useful Many thanks

Karen 05/09/2015 at 10:36 pm

Is it possible to have someone come and set up and organise every thing you need to start a B&B. We both work full time and are looking to travel in the near future. We would like to possibly lease the property.

Trace 13/08/2015 at 10:27 am

I have a granny annexe that is now standing empty which consists of a lounge kitchen wet room and 1 bedroom with French door onto garden and views over Norfolk marshes and I am thinking of turning into a b&b.Any advise please.

Jo 12/08/2015 at 6:31 pm

I have tenants in 1 room which is situated outside 3 rooms in the main house is B&B only.. The problem is the person renting always comes into the main house talking to the b@b customers while they are eating. I personally think the customers are tired and want some peace. Advise please.

Proprietor

StartABedAndBreakfast Editor 30/06/2015 at 11:05 am

@liveheart. It depends on any local planning regulations in place. Give your planning office a call, they'll be able to give you some clear advice (for free).

liveheart 26/06/2015 at 2:52 pm

Help...
I am planing to lease a commercial building currently 27 Rooms HMO, with 10 parking spaces. I wish to convert it to a 25 Bed&Breakfast. do i need planing permission or can just renovate if with building control notice as it doesn't require any structural changes just partitions readjustment.

StartABedAndBreakfast Editor 06/05/2015 at 12:50 pm

@julie. If it's been approved, can you not simply go ahead with the extra guests? Were there any conditions stipulated?

julie 29/04/2015 at 11:47 am

Hi We've started to let out rooms in our property .
We have a change of use application approved but at what point do we need to implement .At the moment we are only taking bookings of one/two roomts for weekends only and don't wnat to covert to full business rates .
Is there a maximum number of rooms before you have to apply ( we only have 5 )
Thks
Julie

StartABedAndBreakfast Editor 26/01/2015 at 2:29 pm

@gary rooke. If you're interested in any specific property, the estate agent or the local council should be able to provide you with details of business rates etc. Unfortunately these do vary from area to area & property to property.

gary rooke 23/01/2015 at 5:52 pm

My dream has been to run a bed and breakfast house near to the sea. Now im in a position to sell up and do it, i just don't seem to be able to get the rite information about such things as the cost of business rates water rates for a commercial property. It appears to be dependant on the property but i do not want to make an offer on a property before i can find it out. I have heard conflicting reports and so it is a bit of a minefield is there anything that i could do to find out prior to getting to the buying stage....help

StartABedAndBreakfast Editor 13/11/2014 at 2:03 pm

@Dawn. Check out the paragraph in the above article about planning permission.

Dawn 12/11/2014 at 5:12 pm

Hi, I currently have a 5 bedroom student house (HMO) in Bournemouth and am wanting to turn it into a Guest House. Can you tell me do I require planning permission for this please? Is there anything else I need to consider?

Would the situation be different if I lived at the house and wanted to convert it to a B&B?

Many thanks and I look forward to your reply

StartABedAndBreakfast Editor 03/09/2014 at 1:36 pm

@NQO.You will need to check with your local planning office to see what their "change of use" requirements are. You may also need building regulations approval for any structural work that you may need to undertake.

Nqo 02/09/2014 at 6:32 pm

I want to by the house and used it for sfaff working in the hospital to rent and use 2-3 rooms as B&B. I want to know whether i need a permission for that as it is my trial so see whether it can be a success,

StartABedAndBreakfast Editor 29/08/2014 at 11:26 am

@chris15. Lovely idea we hope you are successful with it. There is of course lots of information to be found here on this site. Once you've established a location which you like the look of, you should contact new business support organisations via the local council there. You should also contact the relevant tourist information office for more detail. Good luck.

chris15 16/08/2014 at 3:24 pm

Hi,
my family and I are thinking of mooving to UK buying or renting a cottage or landhouse/farmhouse and running there an B&B. Having no idea about all the legal
questions like permissions insurance etc. maybe you could give us a hand.
Warmest regards
Chris

chippyken 31/07/2014 at 1:59 pm

My wife and I are thinking of running a b&b in cornwall selling up and buying
Can you tell me what insurances are needed for running a business like this.

StartABedAndBreakfast Editor 17/07/2014 at 2:23 pm

@Linda. Each insurance company seems to have its own policy on this. Some will allow you to simply add on public liability insurance but others will only give specific insurance for use for 'paying guests', others will refuse to insure at all. Your simplest solution is to ring around and see what individual insurance companies will provide. You may want to search for specialist providers too.

linda 16/07/2014 at 7:18 pm

If I let 2 rooms from our 4 bedroomed house to run as B&B on a small scale what would the house buildings/contents insurance implications be? Can I continue to have standard house insurance and purchase additional public liability insurance separately? Any advise would be greatly appreciated.
Linda

OLLY 11/07/2014 at 1:45 pm

I have found out that my next door neighbour has been advertising a B&B (and equestrian centre with facilities for horse and rider to B&B) for at least two years. but they have taken a photo of the house opposite and but it on a social network site, and also advertise rooms at the house opposite at £78. also, but I don't think that neither of them have any permission, can you tell me where I can find out how they got the permission and the qualifications they need for B&B.

Talkey 22/05/2014 at 8:59 am

My husband and I are thinking of buying a property and using 2/3 bedrooms to rent as a B and B should we get a buisness/commercial mortgage or a residential one . Also would we need permission from local council to run as a B and B ?

Andy 11/05/2014 at 6:10 pm

My wife and I are wanting to open our home as a Bed and Breakfast but are really concerned about planning permission and the possibility of been charged business rates, we live in East Devon, hopefully you will be able to enlighten us on there rules Tec. Many Thanks.

Keri 25/04/2014 at 3:17 pm

We want to let 3 bedrooms in our 5 bedroom house for B&B. Will we need all the fire regs (emergency lighting, etc) or do we just need permission from the council?

Alidawn 16/04/2014 at 7:42 am

Hi, I'm thinking of using my annexe which is a self contained unit as self catering accommodation with breakfast in my home if required. What permissions do I need from the council given that no building works are needed? Any help with this would be really appreciated.

RF 13/02/2014 at 10:48 am

We are setting up a new B and B and would like some ideas as to which website to advertise on. We have 4 bedrooms all wit en-suits. Thanks.

Rest Nest B&B 10/12/2013 at 2:54 pm

We hope to begin strategic planning to start this Spring. Seeking great education for both of us and guidance. We have one level to our house to convert but we do use the laundry room there. Perhaps, book only on the weekends or 4 day maximum. We need to make some renovations and change our security systems to accommodate a separate entry way. Our hope is to serve couples or an individual. We need to know more about EVERYTHING. Life in ministry.

Charles Hardingham 10/11/2013 at 5:30 pm

My wife and I would like to use 1 of our 5 bedrooms for B and B purposes keeping it very simple. We wondered what insurance and regulations we need to follow. Fire, insurance, Health (cooking) ?

Any help would be useful

thank you

Rose 14/08/2013 at 11:56 am

I have a question to ask you. I am planning to set up my own bnb in my home but I need to do lots of work on it. Just wonder whether I can set up in residential area as I am living in that area which is no any business company? Many thanks if you let me know.

The Mac 30/07/2013 at 7:28 am

Hi i have a house on the isle of wight i would like to turn into a b&b, can i have a extention built with 4 rooms to let and a kitchen for breakfasts ? and whats the rule on the number of rooms i can have ? thanks for your help.

Frederic 25/07/2013 at 3:00 pm

Hi,

We have a house in a village in North devon which can not be converted into a B&B. However there is a B&B for sale in the village 5mn walking distance away. Is it legally possible to run a B&B even if you do not leave in the house?
Thanks
Frederic

jacqui 22/07/2013 at 9:50 am

we are running a 3 room B&B we are thinking of using another room at peek times to have 4 double rooms, I do not know the 3 bed rule but a fellow B&B person says there is a 3 bed rule and it all changes when you add extra rooms, can you clear the air and explaine to me what happens or where I can get the relevent information please

kind regards

Jacqui & Tony
Racing Sea Horses

VL 06/09/2012 at 10:45 am

Hi,
I and my partner are interested in setting up a b&b business in London but we don't own a house.
We tried to find information about renting a property to be used as a b&b but we had no luck so far.
Is it possible to do so?

Beatlepods 31/08/2012 at 7:18 am

I have a wonderful house in Agnes Water Queensland that would be great for a B&B. I was wondering if you knew how I could advertise my house to people that may be interested in this? I do not want to sell the house, but it is in such a great spot, it is being wasted as a basic holiday rental.

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