Running a B&B as a Tenant?

financealexander

Ideally we would have the permission of the landlord but, if this isn't possible (which seems to be the case simply due to convention), what pitfalls are we likely to encounter? Would we still have some security of tenure? Presumably we could only be evicted with the normal two months notice (as with any assured short-hold tenancy)? Would we be liable to fines or prosecution? [Guest House, Bed and Breakfast, B&B]

Browntoa

Setting up a bed and breakfast in your home or using an existing building as a holiday cottage, may need ’change of use’ planning permission from the local council for a start

Even if you are not thinking of altering your house to accommodate bed and breakfast guests, and planning permission is not required, you may still be required to do work to your property in order to meet building regulations requirements. Again, you need to contact the building control department of your local authority as early as possible. (which the Owner needs to do)

lynzpower

Er, whole raft of Fire safety measures, including full commercial system. Fire doors to all sleeping areas. Weighted fire doors to close & compartmentalise. regualr inspections of panel, drill tests, by fully qualified BAFE engineers.

Youll note your tenancy agreemenet will probably say it is a breach to run a business from the property.
For serving food youll need your kitchen signed off by environmental health

I also think you need a license to run a B&B dont you? - someone will know.

Change of use definately is an issue. Speak to your local planning department.

Ideally we would have the permission of the landlord but, if this isn't possible

there is no "ideally" about it. Your landlord will be very underinsured if he has a simple BTL policy and suddenly the house is transformed into temporary sleeping accomodation. Who on earth ar eyou to put this mans life and livlihood at risk???

It is completely BANG out of order for your to consider this- its not your house!!

If you want to run a hotel, go BUY YOUR OWN, dont exploit your LL

jen_br

Hi I just sold my B&B it was in a home but it was zoned for B&B and there are so many bylaws and things you need to be aware of especially fire codes.

You dont need a personal licence to run a B&B i can give you some tips and point you in direction of some places that do run them. I live on a private estate and there is 4 B&Bs here/

and in most leases it will say "your not able to use your home to run a business"

CharlieBilly

What a daft idea

You need permission from the home owner. You need permission from the council. The landloard needs permission from his insurance and mortgage provider

Is this a wind up

financealexander

FYI The 2 bedroom apartment would need no alterations or building work, it's perfectly suited as is and it's located in the vicinity of other similar properties being used for this purpose. The property is offered by an established agency and I believe all Fire, Health and Safety regulations have been adhered to. It's not proposed that the dwelling would accommodate more heads than intended conventionally (4). Appropriate Council tax would be paid. Food would not be served (but I have certifications in food hygiene so are familiar with the issues surrounding food preparation).

Browntoa, thanks for your intelligent and prompt response. You seem to have raised an important issue: that only the landlord may apply for change of use (relevant if this is in fact legally necessary), I'll contact the council.

lynzpower, if I could afford to buy a hotel why on earth would I even be asking this? You seem to have unwittingly illustrated my point regarding convention. However, you do seem to have raised an intelligent point regarding insurance.

CharlieBilly, the accuracy of your conventional assertions is exactly what we're trying to establish.

Antispam

Well it makes a change from running a brothel It might be more lucrative but risky

BargainGalore

lol I nearly spat me tea out when I saw that

Antispam wrote: »

Well it makes a change from running a brothel It might be more lucrative but risky

nikki2804

At the end of the day its the homeowners decision. So if they say no then under no circumstances can you go against this. I think because you would be in breach of the tenacy agreement they can boot you out with no notice!

jen_br

If its going to be a Bed and Breakfast then you are going to be cooking breakfast no?

Things that you need in place.. are fire extingushers, ALL appliances anything that plugs in needs to be safety checked and a lil tag on it.

Certain firedoors and escapes (especially if its an apartment) look at Enjoyengland.com or google AA ratings and you will find the fire regulations and the outlines for a b&B

but to be honest i think you will struggle!

lynzpower

Appliances means- PAT testing, so its not just your kitchen appliances, everything with a plug on, bedside lamp, clock radios, kettle, fridge etc

Your PAT schedule needs tobe plotted and ideally you have chosen the company that will pat test over the years.



Being covered with PAT is alright-and essential when running ANY business , but if your insurance wont cover you then a PAT regime is useless.