Bed and breakfast website: what a UK B&B needs

Booking sites bring you guests you'd never reach on your own. They also take commission on each booking, and the guest's details sit with them. A website of your own gives returning guests and people who find you on Google a direct way to book.

Most B&Bs use both. The aim is to make booking direct as easy as booking through a big site, so guests who already know your name don't go elsewhere to book.

Use your own photos, taken in daylight, of every room and the breakfast. Guests compare these closely.

Since 6 April 2025, UK consumer law requires you to show the total price, including any unavoidable charges (GOV.UK). The CMA's price transparency guidance says the total price "should normally include any unavoidable or 'mandatory' charges", and that hiding fees until later in the booking is illegal ("drip pricing").

For a B&B, that means:

• If every guest pays a cleaning fee, a booking fee or a compulsory charge, include it in the price you advertise.
• A "from" price is allowed, as long as it includes the mandatory charges and doesn't mislead.
• Optional extras, such as a late checkout or a dog in the room, can be shown separately.

The CMA can fine businesses up to 10% of turnover, or £300,000 if that's greater.

You don't need a big hotel system. Look for:

• A booking engine that shows availability on your website and takes the booking.
• A channel manager if you also list on booking sites, so a room booked in one place closes on the others. This is what stops double bookings.
• Deposits or card details, if you need protection against no-shows.
• Automatic confirmation emails with directions and check-in times.

Prices vary a lot. As one example, Freetobook's published pricing shows its booking engine as free with no commission, and its channel manager at £9 to £99 a month depending on bookings. Compare a few, and ask each one about the cost in year two.

Google. Google shows free booking links for hotels, and says there's "no cost for clicks" on them. Ask your booking system whether it can connect your B&B. If you use a reservation system, Google suggests checking with your provider, who may be able to set them up for you (Google).

Fire safety. In England, the Regulatory Reform (Fire Safety) Order 2005 applies to accommodation for paying guests. GOV.UK's guide for small paying guest accommodation (up to 10 guests) says you must "undertake a suitable and sufficient fire risk assessment" and keep a record of it. Your website doesn't need to show it, but your house information can tell guests what to do if the alarm goes off.

Breakfast. If you serve food to guests in England, Wales or Northern Ireland, you need to register as a food business with your council at least 28 days before you start (GOV.UK). In Scotland, ask your council. You'll then get a food hygiene rating, and the allergen rules apply to what you serve. A line on the breakfast page inviting guests to tell you about allergies before they arrive helps.

Scotland. B&Bs need a short-term let licence before accepting bookings or receiving guests (gov.scot).

England. A national registration scheme for short-term lets is planned. GOV.UK says it is not yet in force and expected to begin in March 2027 (GOV.UK). That page is written for self-catering lets, so watch for confirmation of whether it covers B&Bs.

• Google Business Profile. Keep your photos, rooms and contact details current, and ask every guest for a review after their stay.
• A page for your area. Guests often search for the place first ("B&B near the Eden Project", "St Ives B&B with parking"). A page about what's nearby, with real distances, helps match those searches.
• The same details everywhere. Your name, address and phone number should match on your website, Google and every booking site.

For what a website costs, see how much a website costs in the UK.

We design and set up websites for small businesses, including B&Bs, with clear room pages and a direct way to book. We also set up online booking with your rules, confirmations and reminders, starting with the system you already use.

• Website design for small businesses
• Online booking systems