Insurance for bed and breakfasts and inns.

Property, general liability, and innkeepers liability for bed and breakfasts and small inns, written for a building that is both your business and, often, your home.

What innkeepers usually carry

Building and contents
General liability, $1M / $2M
Innkeepers liability
Business income
Liquor liability, if you serve
Workers’ comp
Umbrella

Watch for these in a bed and breakfast policy

Your homeowners policyA homeowners policy usually excludes renting rooms to paying guests. If you live on site, you need a policy written for both the home and the inn.
Guests’ belongingsLuggage, jewelry, and laptops stolen from a guest room are not your property. Innkeepers liability covers what you owe, often within limits set by state law.
Pools, hot tubs, and bikesAmenities guests use on their own are a common exclusion. List each one, or a fall at the hot tub may not be covered.
The evening wine hourComplimentary wine can still count as furnishing alcohol. Ask whether your policy treats it as host liquor or needs liquor liability.
Booking site protectionProtection offered by a booking site comes with its own limits and exclusions. It is not a substitute for a policy in your name.

What lenders and wedding clients ask innkeepers for

Mortgagee clauseYour lender is named on the building coverage, so claim payments include them.
Replacement costLenders often require the building insured to its full replacement value.
Additional insuredCouples and planners booking the grounds ask to be named for the date.
Liquor liabilityWeddings with a bar ask for it, from you or from the caterer pouring.

Questions innkeepers ask

Straight answers.

The questions we hear most, answered plainly.

How is bed and breakfast insurance priced?

Mostly on the building’s replacement cost, the number of guest rooms, and your receipts. Pools, events, meals beyond breakfast, and the age of the building move it too.

Is my own apartment in the inn covered?

It can be, on a policy written for owner-occupied inns. Ask for your personal belongings and family liability to be included, or keep a separate policy for them.

What if a guest falls on the stairs?

That is a general liability claim, and falls are among the most common claims for inns. Carriers ask about handrails, lighting, and smoke and carbon monoxide detectors in every room.