How to set up a B&B

HOW TO SET UP A B&B?

First things first - you must have a property, goes without saying really!  There is a common concensus that says you must own a large detached property with grounds, driveway and a pretty facade, now this certainly helps but is really not necessary.  One of my family members set up her B&B in a terraced street and she had two bedrooms running perfectly!  

Anybody can do it and this is the great thing, you don't have to be old or young, fat or thin, Asian, Western or Alien -  you can be anybody... but you must have a property.  If you are renting this is still possible but just check with your Landlord first as certain planning issues would have to be passed by him/her.

And there we come across the first step in the road to running your very own successful B&B or Guesthouse - PLANNING.  Each country in the UK and each councils within thoses countries have different rules and regs. 

i.e if you live in England (Writing as of March 2012) you do NOT need planning if you are only to be letting out 1 room if your house comprises of 2 or more bedrooms.  If you have a 1 bed house then you will need planning and will need to adjust the layout of the property and parking etc

if you live in Scotland you can let out up to 3 rooms without planning if parking allows and if the three rooms do not comprise more than half of your total bedrooms - in which case you would need a 6 bed house, if you have less than a 6 bed house and want three guest rooms then you need planning.

So you can see already how different it is just a few hundred miles apart.  So Check with your local council planning office to see what you will need to do in order to have paying guests stay in your house.

Most Planning offices would recommend and ask you to submit a form to Planning (pretty big form) for a Change of Use of your home to a Guesthouse or B&B.  This is not as bad as it sounds but remember to do exactly what they require, some of it is really annoying and frustrating but at the end of the day it is the law!

Again councils vary but they might want the square footage of each room, the house, any parking that may come with it, photos of parking areas and rooms (not always) they may want to visit to take their own photos etc but just work with them.  

Almost all council planning offices want you to open a B&B or anything that brings more tourism into the area, they are there to work with you and not stop you doing this but there may be some bumps on the way and it can take time as they will also have to contact you neighbours but don't worry about this.  Most neighbours objections are to do with potential noise levels and the car parking but you're opening a B&B not a hotel, unless you want a bar in your house and that's a whole other ball park!  

If you get on with your neighbours mention to them the beneifts, like security, because you are in all day, most of the day now running your B&B, you are better placed to check on their house etc when they are away, you could always invite them to be the first non-paying guests to see exactly how you work the place.  Don't be afraid to bring your neighbours into your new business and aleviate any concerns they may have.

So Planning may take up to 3 months sometimes less and you may have to change a few things but you'll almost be ready to begin.  99% of planning for B&B's goes through so don't worry there.  In the meantime you could be preparing - 

It is not easy to set up and run you home where paying guests enter every day, every detail has to be thought about it beforehand but it is a learning process and only through the actions of someone staying in one of your rooms will you learn and become more confident as the Proprietor.  I am a few years in now and I am still tweaking the routine!

Check out the WHAT DO I NEED? & WHAT CERTIFICATION? Pages to see what kind of supplies may be required to set up the B&B.  You would have to think about suppliers, breakfast supplies, insurance policies, food hygiene, room decoration - this can take up to three months! :)

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