Guest house insurance.
Running a guest house? Specialist guest house insurance can help protect your property, contents, guests, staff and your income. Depending on how your business operates, we can search our panel of insurers for a policy that brings together the cover you need, wherever you are in the UK.
Last reviewed October 2026
Is this the right page for you?
A guest house usually looks like this:
- You take more than 6 paying guests at a time.
- You may live on site, in your own rooms or a flat.
- You may have help, such as a cleaner, a cook or summer staff.
- You serve breakfast, and perhaps evening meals or drinks for guests.
- Up to 6 paying guests, in your own home?See B&B insurance
- A bar or restaurant open to the public, or weddings and events?See hotel insurance
- Not sure which fits?Call 01288 353999
B&B, guest house or hotel: what's the difference?
We use 6 paying guests as the dividing line between a B&B and a guest house. Everything else here is a rough guide, because no two businesses run the same way.
Guest house
This pageover 6 paying guests
- Typical size
- More than 6 paying guests at a time.
- Who lives there
- Often the owners, in their own rooms or a flat on site.
- Staff
- Often some paid help, such as a cleaner or a breakfast cook.
- Food and drink
- Breakfast, and perhaps evening meals or a licence to serve guests.
- Extras insurers ask about
- Self-catering rooms, a licence, a large fryer, or private parties.
- Typical cover
- A business package for the building and its contents, liability to guests and staff, and lost income.
B&B
up to 6 paying guests
- Typical size
- Up to 6 paying guests at a time.
- Who lives there
- Usually you, in your own home.
- Staff
- Often just you, perhaps with family or a cleaner helping.
- Food and drink
- Breakfast for staying guests.
- Extras insurers ask about
- A self-catering room or annexe, a hot tub, or closing for the winter.
- Typical cover
- Often one policy for your home and the B&B together.
Hotel
independent or owner-managed
- Typical size
- Usually more rooms than a guest house.
- Who lives there
- Often the owners or a manager, but not always.
- Staff
- Usually a team: reception, kitchen, housekeeping and bar.
- Food and drink
- Often a bar or restaurant that is open to the public too.
- Extras insurers ask about
- Weddings and events, live music, a pool, spa or gym.
- Typical cover
- A business package, often with higher liability limits and licence cover.
| B&B insuranceup to 6 paying guests | You are hereGuest house insuranceover 6 paying guests | Hotel insuranceindependent or owner-managed | |
|---|---|---|---|
| Typical size | Up to 6 paying guests at a time. | More than 6 paying guests at a time. | Usually more rooms than a guest house. |
| Who lives there | Usually you, in your own home. | Often the owners, in their own rooms or a flat on site. | Often the owners or a manager, but not always. |
| Staff | Often just you, perhaps with family or a cleaner helping. | Often some paid help, such as a cleaner or a breakfast cook. | Usually a team: reception, kitchen, housekeeping and bar. |
| Food and drink | Breakfast for staying guests. | Breakfast, and perhaps evening meals or a licence to serve guests. | Often a bar or restaurant that is open to the public too. |
| Extras insurers ask about | A self-catering room or annexe, a hot tub, or closing for the winter. | Self-catering rooms, a licence, a large fryer, or private parties. | Weddings and events, live music, a pool, spa or gym. |
| Typical cover | Often one policy for your home and the B&B together. | A business package for the building and its contents, liability to guests and staff, and lost income. | A business package, often with higher liability limits and licence cover. |
What a guest house policy can cover
Every policy is different. These are the parts a guest house policy can cover, so you know what to ask about.
Buildings, at the full rebuild cost
The guest house, outbuildings, walls and fences, insured for what it would cost to rebuild, not the market value. If you lease, ask about cover for improvements you've paid for.
Business and personal contents
Beds, furniture, carpets and kitchen equipment in the guest areas, plus your own belongings in your private rooms. Some insurers put both in one section.
Stock, including frozen and chilled food
Food, drink and toiletries you buy in for guests. Ask about food spoiled if a fridge or freezer breaks down or the power goes off.
Public and products liability
Can cover you if a guest or visitor is hurt, or says food you served made them ill, and you are held responsible.
Employers' liability
If you employ anyone, even part time or just for the season, the law usually requires it. Some policies include it and some charge extra.
Money
Takings and floats kept on the premises, if they are stolen. Limits often depend on where the money is kept, such as in a locked safe.
Licence, and wines and spirits
If you're licensed, ask about cover for your alcohol stock, and for loss of licence if it's withdrawn or not renewed for reasons beyond your control.
Loss of income (business interruption)
Can pay the income you lose while the guest house is repaired after an insured event, such as a fire. The time it lasts is called the indemnity period, and a big rebuild can take longer than owners expect.
What insurers will ask you
Insurers want the same facts whichever way you ask for a quote. Have these to hand and it all goes quicker.
- How many bedrooms you let, and the most guests you take at once.
- Who lives on site, and who is there overnight.
- How many staff you employ, and your yearly wage bill.
- What food you serve, any fryers, and whether you sell alcohol to guests only or the public too.
- The building: its type, age and construction, and whether it's listed or thatched.
- Security and fire safety: locks, alarms and your fire risk assessment.
- Your expected turnover, for loss of income cover.
- Any claims or incidents in the last 5 years, insured or not.
Get a free guest house insurance quote
Three ways, whichever suits you. Every quote is free and there's no obligation.
- Option 1
Complete full quote form
20 to 30 minutes
Complete the full form in your own time, answering all questions we require to obtain quotes from our panel. Once you submit the form, we confirm it's been received, double check any answers with you if required, then obtain quotes for you.
Start the full form - Option 2
Request a callback
1 to 2 minutes
Tell us a little about your guest house now and choose a convenient time for us to call. We'll phone you at your chosen time and complete the full fact-find together. Allow around 20-30 minutes for this call.
Request a Callback - Option 3
Speak to an adviser
20 to 30 minutes
Prefer to talk? Call our friendly team at our Bude office and we'll take you through the questions over the phone. We then approach providers to find suitable quotes for your guest house.
Office hours todayCall 01288 353999
Questions about guest house insurance
When does a B&B become a guest house?
We use 6 paying guests as the dividing line: up to 6 is a B&B, and more than 6 is a guest house.
Insurers and fire safety rules may treat larger places differently, so tell us how many rooms you let and the most guests you can take at once. If you add rooms, tell us before the extra guests arrive.
Last reviewed October 2026
Do I need employers' liability insurance for seasonal staff?
Usually, yes. Seasonal staff on your payroll are still employees, and GOV.UK says you must have employers' liability insurance as soon as you become an employer.
Tell us how many people you employ at your busiest time and your yearly wage bill, as insurers usually ask for both. GOV.UK lists some exceptions, such as when the only people you employ are family members.
GOV.UK: Employers' liability insurance
Last reviewed October 2026
We're licensed to serve guests. Does that change our insurance?
It can. Tell your insurer you're licensed, because some guest house insurers won't cover licensed premises and others will.
Ask about cover for your wines and spirits, and for loss of licence if your licence is withdrawn or not renewed for reasons beyond your control. A bar that's open to the public is a different risk again, and may need a hotel-style policy.
Last reviewed October 2026
How long should my loss of income cover last?
Long enough to rebuild, reopen and win your bookings back after the worst happens. That length of time is called the indemnity period.
Think about planning permission, finding builders, and how long it takes for bookings to build up again once you reopen. A bigger building can take longer to put right than many owners expect, so talk it through with us before you choose.
Last reviewed October 2026
What if I close the guest house for the winter?
Tell us before you close. Many insurers allow seasonal closing, but most have conditions once the building has been empty for a certain time.
Some policies limit cover for theft or escape of water after a set period empty. Check what yours asks of you, such as draining the water, keeping the heating on, or regular checks. If you plan building work while you're closed, tell us about that too.
Last reviewed October 2026