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how to design a bed and breakfast

How to design a Bed and Breakfast: the technical guide

How to design a Bed and Breakfast: here is the complete guide with standard references, minimum dimensions, layouts,  and a 3D BIM model to download

Bed and Breakfast design operations can occasionally result challenging, since they involve existing buildings and, thus, relating construction constraints.

In this guide, we will explain how to design a bed and breakfast, with an in-depth analysis of regulatory aspects and design criteria. In addition, we will provide a free BIM Model example from which you will obtain floor plans, elevations, cross sections, renders and much more. This will be possible thanks to a 3D architectural BIM design software that I suggest you download.

bed and breakfast project render created with edificius

Bed and breakfast | Project render created with Edificius


Download the 3D BIM model (.edf file) of a bed and breakfast project

Click here to download Edificius, the 3D architectural BIM design software


A Bed and Breakfast (commonly shortened to B&B) is defined as a family-run non-entrepreneurial business, that typically provides accommodation and breakfast in an establishment with a limited number of rooms and beds.

The definition does not include the exact or maximum number of rooms and beds as it may vary from country to country.

Bed and Breakfast can ultimately be defined as ‘a home away from home’ and a pleasant alternative to more popular accommodation facilities.

Bed and Breakfasts differ from hotels because of the following characteristics:

  • small number of rooms, even compared to a medium-small-sized hotel
  • personalized service
  • homely environment
  • intimate ambience with areas for conversing with other guests.

In addition to the above features, other remarkable Bed and Breakfast aspects entail for the owner:

  • to maintain the residence in the same lodging establishment
  • to guarantee a certain income declaration resulting from typically small businesses
Rendered section created with Edificius

Section of a B&B | Render created with Edificius


A bed and breakfast project, standard references

There are international differences in terms of regulations for Bed and Breakfasts that can considerably vary on a regional or local level.

The legal requirements imposed concern:

  • maximum number of rooms;
  • maximum number of beds;
  • breakfast.

As already mentioned, B&B accommodation facilities are regulated at regional or local level. Consequently, the standard number of rooms varies accordingly and typically as private family homes they have between four and eleven rooms, with six being the average.



Health and hygiene regulations cannot be avoided and the accomodation must meet specific requirements.

Regulations also specify obligations that the B&B should comply with and are relating to rooms function, size and furnishings, all aspects that need to be assessed during the design phase.

It should also go without saying that the fire regulations and other statutory notices required by current hotel and bed and breakfast regulations should be clearly displayed.

Bedroom furniture, functional requirements

Bedroom specifications in a B&B typically should include:

  • complete bed
  • bedside table or equivalent
  • 1 chair or equivalent
  • 1 coffee table or equivalent
  • 1 wardrobe with 2 doors
  • 1 mirror
  • 1 waste bin
  • 1 bedside lamp or equivalent
  • Internet / wi-fi connection
  • 1 tv and/or audio device
B&B bedroom

Functional requirements for a B&B bedroom


Project example of a Bed and Breakfast: description, DWG resources and 3D BIM model to download

The building structure that we have designed has a rectangular shaped floor plan of approximately 11,50 m x 13,50 m.



The entrance is located on the west side of the building and also serves as a reception and separates the owner’s private rooms from the guests’ common room.

From the common room, which also includes the kitchen, you can access:

  • on one side to the outdoor pergola and the area intended for relaxing and socializing
  • on the other side to the hallway that connects the various guest rooms.



Guest rooms are located on the eastern side of the building to benefit the morning sun and to avoid overheating in the afternoon (the ideal condition during summertime). Each room has a private bathroom and a balcony, adding more value to the Bed & Breakfast.

On the building northern side we have designed the owner’s sleeping area with services.

Regarding the materials selection, the rustic style of the façade has been re-proposed internally in the kitchen. We have opted for a choice of wooden material for the common areas flooring (kitchen, corridor, entrance and pergola), while a stone floor was preferred in the private rooms (bedrooms, bathrooms and balconies).

Click here to download Edificius, the 3D architectural BIM design software

Download the 3D BIM model (.edf file) of a bed and breakfast project