What to Consider Before Taking on a Pub with Accommodation

When browsing pubs to let, you’ll notice that some opportunities include accommodation. Now we wouldn’t go as far as saying these opportunities are super rare, but it’s certainly a different way of running a pub business, and one that requires careful consideration. 

While the idea of combining a pub with accommodation can be appealing, it’s not a setup that will suit everyone and comes with its own set of challenges, customer expectations and unique way of running the business day to day. 

From smaller boutique style accommodation, through to larger more established sites with 10+ rooms, considering a pub with accommodation is all about fully understanding what you’re taking on before deciding if it’s the right fit.

What Does It Actually Mean to Run a Pub with Letting Rooms?

When letting rooms or other B&B style accommodation that’s attached to a pub, you’re effectively managing two sides of the business at the same time. On one hand, there’s your usual pub trade to focus on, and on the other, you’ve got paying guests staying overnight. 

From a day to day perspective, that introduces a whole new layer of work and responsibility. Rooms need to be cleaned and turned around quickly, especially if you have new guests arriving the same day. Then there’s booking management. Whether it’s managed online, direct or a mix of both, you’ll need to stay on top of availability to avoid double bookings or missed opportunities. 

One of the biggest differences, and something that catches a lot of people out, is that the customer expectation changes significantly. Whereas pub customers are happy with a noisy, laid back environment, guests staying overnight expect something more consistent and quieter. At the end of the day, you’re providing more than just a place to eat and drink; you’re providing overnight accommodation, which comes with a different level of responsibility. 

We’re not saying it’s impossible to run both at the same time, but it does mean your time, attention and responsibilities are split. Both sides of the business need to work together, where perhaps a little previous experience can play a big part in making it a success. 

Are Pubs with Letting Rooms Available to Let Through Admiral Taverns?

Admiral Taverns is best known for its community-based pubs, and the majority of sites across our estate are focused purely on wet-led or food-led trade.

That being said, pubs to let with accommodation available do come up now and again, but these do tend to be more specific opportunities throughout the wider estate and certainly not something you’ll find appearing regularly within our listings. 

If you are holding out for a pub that has accommodation attached, it’s worth bearing in mind that availability will vary, and you may not have the same variety of options in terms of location or pub style. 

When Does Letting Rooms Make Sense as Part of a Pub Business?

Just because a pub has rooms to let, it doesn’t automatically make it more profitable. In the right setting, yes, it can absolutely work very well, but in the wrong location, for example, it could be more hassle than it’s worth.

Pubs in areas that see regular sporting events or have high tourist numbers will always stand a much better chance of being booked out regularly. Keeping the rooms filled consistently should always be a priority, and knowing there is demand is certainly a plus point, especially when you’re initially running numbers. 

It’s also worth doing a little extra research about local competition. If there are already lots of local guesthouses and B&B’s that are struggling to fill rooms, adding another to the mix won’t necessarily work unless you have a truly unique offering. If there is a gap, on the other hand, and demand isn’t being satisfied by places able to fill it, then you’re on to a winner. 

There is no hard and fast rule when it comes to making sense of the accommodation side of things. It simply comes down to whether the rooms genuinely add something to the overall business and whether they can be successful over the long term.

What Should You Check Before Leasing a Pub with Rooms?

So, you’ve found a pub with letting rooms attached, and you’re ready to start the vetting process. Before jumping in, there are a few things you should be looking at so you can start to get a feel of whether it makes sense. 

Start with the layout and access. Are guests walking through the bar to get to their rooms, or is it separate? What’s the overall condition of the rooms, and how many are there? Does the room layout make sense? If work is needed, you need to factor that in early, and if there are more rooms, that’s more upfront investment.

Next, look at the bathroom situation. Most guests will prefer an en-suite, so if the accommodation only has shared bathrooms, nightly room rates tend to be much lower, and it may only appeal to a small group of budget conscious customers.

Lastly and most importantly, look at whether the accommodation actually feels like a proper part of the business, or if it was just something added on as an afterthought. 

How Does Admiral Taverns Support Operators Exploring These Opportunities?

As with all the pubs in our estate, you’ll still be running your own business, so even if the property comes with accommodation, the support you get from Admiral Taverns remains the same.

Our recruitment team will talk through the details with you and help you assess whether the site makes sense and if it fits within your goals. That includes looking at how the rooms fit into the overall business and whether it’s something you’re comfortable taking on as part of a pub agreement.