FS Register FRN 1029698
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13+ years specialist broking experience
Guest House & B&B Insurance — Specialist UK Cover
Buildings, guest liability, loss of income and the cover home insurance leaves out, for guest houses, B&Bs and inns with rooms. Including properties other insurers have declined.
Guest house and B&B insurance is a commercial policy for owners who take paying guests into their property, often while living there themselves. A standard home policy is written for a private household and usually excludes, or is invalidated by, running an accommodation business. A guest house policy combines buildings and contents with public liability for guests, employers' liability for staff, loss of income if the property can't trade after insured damage, cover for guests' belongings, and product liability for the food you serve. Owner-occupied B&Bs need the private and business parts of the property insured on one basis. Miller & Partner places guest houses, B&Bs and inns with rooms, including older, listed and thatched buildings and businesses with claims or past refusals.
What does guest house insurance cover?
One policy built around the building, the guests and the business, rather than a home policy stretched to fit.
Buildings
The structure at full rebuild cost, including private accommodation where you live on site.
Contents & stock
Furnishings, linen, kitchen equipment, food and drink stock, and your own household contents.
Public liability
Guest and visitor injury or property damage claims. £2m minimum, with £5m common.
Employers' liability
A legal requirement once you employ anyone, including part-time cleaners and seasonal staff.
Loss of income
Lost booking revenue and continuing costs while the property can't trade after insured damage.
Guests' property
Cover for loss of or damage to guests' belongings while in your care.
Product liability
Claims arising from the food and drink you serve, such as food poisoning.
Money
Cash on the premises, in transit and in a safe.
Legal expenses
Disputes with guests, suppliers, staff and regulators.
Why won't home insurance cover a B&B?
Home policies assume a private household. Paying guests are a business, and that changes the risk.
| Standard home insurance | Guest house & B&B insurance | |
|---|---|---|
| Paying guests | Usually excluded or must be declared and accepted | Written for them |
| Guest injury claims | Often excluded as business liability | Public liability included |
| Staff | No employers' liability | Employers' liability included |
| Lost bookings after damage | Not covered | Loss of income included |
| Food you serve | Not covered | Product liability included |
| Theft by a guest | Often excluded | Covered, subject to terms |
Letting a whole property without breakfast or an on-site host? See Airbnb and short-let insurance instead.
Hard-to-place guest houses
Many guest houses are older, characterful buildings that mainstream insurers decline. Specialist markets look at the detail.
| Why insurers decline | How we approach it |
|---|---|
| Listed or thatched building | Specialist rebuild valuation and markets that write heritage property. See listed building and thatched property insurance. |
| Flood or subsidence history | Remedial works and resilience measures presented, not just the postcode. See subsidence history insurance. |
| Previous claims | The cause and what has changed since. See property insurance after a claim. |
| Closed out of season | Unoccupancy terms agreed for the closed period. See unoccupied property insurance. |
| Refused or cancelled elsewhere | One full presentation to the right market. See insurance after a refusal. |
| Owner's background | CCJs or past insolvency disclosed with context. See insurance with a CCJ. |
What insurers will ask about
Having these in order speeds up quotes and protects you at claim stage.
Required under fire safety law for premises taking paying guests, with alarms, escape routes and fire doors recorded.
Annual checks by a Gas Safe registered engineer for appliances and flues.
A current electrical installation condition report and testing of portable appliances.
Registration with your local council if you serve food, plus your food hygiene rating.
A premises licence if you sell alcohol, which affects liability cover.
Room count and maximum guests, plus any hot tubs, pools or activities offered.
Frequently asked questions
Yes. Home insurance is written for a private household and usually excludes or is invalidated by taking paying guests. You need a guest house or B&B policy that covers the building, contents, guest liability and the business itself.
It isn't a legal requirement in England and Wales, but it is essential. A single guest injury claim can run to six figures. Employers' liability is compulsory once you employ anyone, including part-time and seasonal staff.
It can. Owner-occupied guest houses and B&Bs are usually insured on one policy covering the whole building, the business contents and your own household contents. Tell the insurer which parts are private.
You can be, if you were negligent. If your premises count as a hotel under the Hotel Proprietors Act 1956, displaying the statutory notice can limit your liability for guests' property. Cover for guests' belongings in your policy protects you either way.
Yes, through product liability, which covers injury caused by food and drink you supply. Insurers expect food business registration with your council and good hygiene practice.
Tell the insurer. Long closed periods can trigger unoccupancy conditions, such as draining down or regular inspections. Agreeing these up front keeps cover in place while you're closed.
Yes. These need a proper rebuild valuation and an insurer that writes heritage buildings. Many mainstream insurers decline them, but specialist markets cover them regularly.
Yes. Lloyd's syndicates and specialist MGAs consider guest houses with a claims history or past refusals when the facts are disclosed in full and you can show what has changed.
Related guides
Our regulatory status. Miller & Partner Limited (FRN 1029698) is an Appointed Representative of Gauntlet Risk Management Ltd (FRN 308081), which is authorised and regulated by the Financial Conduct Authority. This page describes the types of cover we arrange. It is general information, not a personal recommendation or an offer of cover. Cover is subject to insurer acceptance and the full terms, conditions and exclusions of the policy issued.
John was very helpful in an area where other brokers could not find policies that met the needs of my business. Quick responses and always friendly!
I’ve been dealing with John for our specialist crime scene and biohazard cleaning insurance, and the service has been excellent. He took the time to understand the nature of our work and ensured we had the right level of cover in place. Responsive, knowledgeable, and easy to deal with throughout. Would recommend 100%
John M provided excellent support in arranging a policy suited to our needs. Despite our niche requirements, he communicated everything clearly and made the process simple. Highly recommended!
MEET THE Director
Hey, I'm John!
I started Miller & Partner with the aim to bring back personable, approachable broking to UK businesses who were tired of large corporate brokers and feeling like they were just another number.
I have built this brokerage up with no pushy sales techniques or big business tactics, just honest, approachable and professional relationships with my clients.
Over 13 years experience in business insurance
Client first approach
5* rated broker on Google
Office: Vivian House, Roman Bridge Close, Mumbles, Swansea, SA3 5BG
Call 01792 001350
Email: [email protected]
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