There are many reasons for opening a Bed & Breakfast: some are looking for a new source of income, others are looking for a new way to repurpose a family home, and others have turned it into a stable and profitable business. Bed & Breakfasts are certainly a success throughout Italy. But what rules and precautions should be followed to transform a home into a B&B?
Old and new laws
The first thing to consider is the bureaucratic and legislative framework applicable in your municipality. There isn’t a single national law, but rather 21 regional laws, each governing its own territory, with its own rules and procedures. Some regions have laws dating back to the 1990s, while others, like the Emilia-Romagna region, have even created a specific regional brand for B&Bs.
Veneto Region Law for B&Bs
In the Veneto region, the law that establishes the rules for this activity is Regional Law No. 11 of June 14, 2013: “Development and Sustainability of Veneto Tourism.” This law states that to be considered a B&B, a home must contain a maximum of three bedrooms, each with a maximum of four beds. Furthermore, the owner must reside in the property with a dedicated room and must provide breakfast service.
Procedure for Starting a Bed & Breakfast Business
Almost always, to start a restaurant business, it is sufficient to file a SCIA (Certified Notification of Commencement of Business). This form will also require other documents, such as floor plans, the ownership or rental agreement, and the insurance policy.
Building Compliance for a Property as a B&B
To proceed with the conversion of a private home into a bed and breakfast, it is essential that the property complies with urban planning, building code, and health and safety regulations. In many cases, a minimum floor area is required in relation to the number of beds. The number of bathrooms must also be proportionate to the number of guests: above a certain number, multiple bathrooms must be guaranteed for exclusive use.
Obstacles to a B&B in a Condominium
Those who are about to open a bed and breakfast in a condominium should carefully review the property’s purchase contract. In particular, ensure there are no impediments in the notarized purchase deeds and the building regulations. If there are no clear and explicit prohibitions, the green light is granted immediately and there is no need to even seek the approval of the condominium assembly.
Opening a Bed & Breakfast and Renovating a Property
Once the regulatory and legislative requirements have been addressed, it’s important to verify that the property meets all the necessary requirements to be used as a hospitality facility. If not, a more or less extensive renovation will be necessary to create additional rooms or bathrooms.
The renovation must be supervised by industry experts, who, through their experience and ideas, will be able to transform an apartment into a bed and breakfast through the development of minimal spaces and the integration of functions.
The room, which must have a minimum floor area of 14 square meters for a double room and 9 square meters for a single room, must include the minimum furnishings: bed, wardrobe, bedside tables, and lighting.
Furthermore, the space must be designed and organized so that guests can enter their room without passing through other rooms or bathrooms intended for other guests. Regarding bathrooms, a shared bathroom, equipped with all amenities, is permitted for a certain number of guests. Above the maximum number of customers, a bathroom for exclusive use must be provided, consisting of a sink, toilet, shower, and mirror.
Interventions to be carried out for a B&B
From an architectural and layout perspective, the two types of properties present substantial differences, particularly in the management and layout of spaces and bathrooms.
Designing the Private Bathroom
Renovating a house to turn it into a B&B essentially means transforming a residential property into something more akin to a hotel.
From this perspective, creating private bathrooms for each room seems very popular, as shared bathrooms often pose disadvantages.
Designing and building one or more bathrooms, however, involves additional costs: it will require modifying the plumbing, modifying the floor plan, and other structural work. This means submitting a CILA application to the municipality and waiting for the relevant approval times.
Soundproofing the Rooms
Another factor that distinguishes a home from a hospitality facility is the concept of privacy. If the property will be used as a B&B, privacy and insulation from external noise must be ensured. Rooms must be soundproofed using numerous sound-absorbing solutions.
Working on the Finishes
If you’re looking purely at the aesthetic aspect, you can’t help but work on those elements that make a room or an entire home more welcoming and suited to its function.
While in a private home, maintenance and replacement of fixtures and coverings can be overlooked, in a hospitality facility, attention to detail is essential.
The host will ensure the property is attractive and appealing by replacing dated floors and coverings with new, modern tiles, as well as replacing fixtures.
Working on the Systems
Undoubtedly a more delicate and costly issue is the replacement and integration of systems. This is done to ensure all the functions of the property are maintained and to add new devices that make the property modern and comfortable.
Renovation costs for a Bed and Breakfast
In addition to the purchase cost of the apartment, the renovation costs required for the transformation must be added.
To estimate the cost of converting a home into a hospitality facility, the Ediltecnico portal has estimated that in Italy, approximately 70 square meters cost approximately €34,000. This price includes:
Demolition and construction of interior walls;
Plastering and leveling;
Renovation of floors and coverings;
Painting and drywall;
Renovation and replacement of systems;
Replacement of fixtures;
Supply of materials.
In conclusion, converting a private home into a hospitality facility is not so simple and straightforward.
The costs, time, and bureaucratic process could entail significant financial sacrifices, which, hopefully, will be made up for once the work is completed. Certainly the positive aspect is that of having given an unused property a second chance and a new life.