Your home, open to guests.
Building and contents, guest liability, food and liquor, business income after a loss, and workers' comp for bed and breakfasts and small inns, including the owner's quarters.
By Sam Alishahi · CA Insurance License #4348151 · Reviewed October 2026 · How this page is researched
Guests, breakfast and an old house
Most B&Bs are older homes run as businesses, and a homeowners policy usually won't cover paying guests. Insurers look at the age of the wiring, plumbing and roof, fire safety in guest rooms, and how far you are from a fire station. In much of California, wildfire is the question that decides who will write it.
Guests bring their own risks: slips on stairs, burns from fireplaces, food illness from breakfast, a hot tub injury, or a wine hour that needs liquor coverage. I write the guest rooms and owner's quarters on one policy so nothing falls between them.
- PropertyBuilding, furnishings and guest rooms.
- Guest liabilityInjuries on stairs, grounds and pools.
- Business incomeLost bookings after a covered loss.
- Liquor liabilityWine hours and served drinks.
What underwriters will ask
Having these ready means I can go to market on the first call. The quote form asks for the same things, and anything you don’t know yet can wait.
- Property: address, year built, rooms and updates.
- Safety: smoke alarms, sprinklers and fire extinguishers.
- Guests: rooms, nights booked and owner on site.
- Amenities: pool, hot tub, fireplaces, bikes.
- Food and drink: breakfast, other meals and any alcohol.
- History: current policies and any claims.
Bed and breakfast insurance, answered
Does my homeowners policy cover a B&B?
Usually not. Renting rooms to paying guests is a business, and most homeowners policies exclude it. A B&B or small hotel policy is built for it.
What if a fire closes the inn for months?
Business income coverage can replace lost bookings and keep paying expenses after a covered loss, subject to the policy terms.
Do I need liquor liability for a complimentary glass of wine?
If you serve alcohol in any form, ask about it. Many general liability policies limit liquor exposure, and giving it away doesn't always remove the risk.
Can I host weddings at my inn?
Events change the rating. Tell me how many you host so liability and liquor are set up for them.
Do you offer bed and breakfast insurance outside California?
Yes. Clients across the country send the same quote form. Sam Alishahi is licensed in 48 states and Washington, DC and places policies there directly. In Florida and Washington, where Sam's licenses are still being issued, a partner agency in your state helps in the meantime. The shopping across carriers works the same way. Rules, minimums and markets differ by state — see insurance requirements by state.
Official sources
Cover the inn and every guest
Send me your address, rooms, building details and amenities. I'll quote it with insurers that write small lodging.
Alishahi Insurance · Saman Alishahi, independent insurance broker, California License #4348151. General information, not a quote or a promise of coverage; coverage depends on underwriting and the terms, conditions and exclusions of the policy actually issued.
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Takes about 30 seconds. Your application link comes by email right away, and you get an update at every step until your quotes are ready.
(877) 711-4545Answered 24/7 · CA License #4348151
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Tell me when your policy renews and I’ll email you about six weeks before, when it’s worth comparing. One email, no calls.