Holiday lets are a big part of life in Cornwall, from fishermen's cottages in harbour towns to barn conversions in the countryside and modern houses near the beaches. Renovating one is different from renovating your own home. The work has to fit around bookings, the finishes need to survive heavy use, and safety rules for paying guests need to be met. This guide covers what owners should think about before starting a holiday let renovation in Cornwall.
Plan the work around your booking calendar
The biggest practical difference with a holiday let is time. Every week the property is closed is a week without income, so planning matters:
Use the quieter months. Many owners schedule major work between late autumn and early spring, when bookings are lower. Builders' diaries fill up for this period, so it's worth booking early.
Phase larger projects. If the work is too big for one winter, it can sometimes be split, for example kitchen and bathrooms one year and external work the next.
Build in a buffer. Allow time after completion for cleaning, furnishing, photography and snagging before the first guests arrive.
Order long-lead items early. Windows, kitchens and bespoke joinery can take weeks to arrive, so choose and order them before work starts.
Choose finishes that stand up to heavy use
Holiday lets see far more wear than a typical family home: sandy feet, wet towels, wetsuits, suitcases and a change of guests every few days. Durable choices save money over time:
Hard-wearing flooring, such as tiles or good-quality engineered or luxury vinyl products, especially near entrances and in kitchens.
Wipeable paint finishes and robust skirting and door linings.
Quality taps, showers and sanitaryware with easily available spare parts.
Good extraction in bathrooms and kitchens to prevent condensation and mould when the property is empty or heavily occupied.
Lockable owner's storage, so you can keep supplies on site.
In older stone cottages, durable doesn't have to mean non-breathable. Lime plasters and breathable paints can still be the right choice for solid walls. Our page on stone, rendering and lime work explains why.
Layouts and features guests look for
Small changes to layout can make a property more appealing and easier to manage. Features that often come up include:
An extra bathroom or en-suite, so more bedrooms have their own facilities.
An open-plan kitchen and living space for groups and families.
A boot room or utility area for wet coats, beach gear and muddy boots.
An outdoor shower, secure bike or surfboard storage, and a sheltered outdoor seating area.
Garden buildings such as a sauna or home gym, which some owners add to stand out.
If you need more space, a home extension or loft conversion can add bedrooms, subject to planning and Building Regulations.
Fire safety and other rules for paying guests
When you let a property to paying guests, fire safety law applies in a way it doesn't to a private home. Owners of holiday lets are generally expected to carry out a fire risk assessment and put suitable precautions in place, such as appropriate smoke and heat detection, escape routes and fire doors where needed. Government guidance for small paying guest accommodation sets out what is expected, and it's worth reading the current version before planning your renovation.
A renovation is a good time to deal with these requirements, since adding interlinked alarms or upgrading doors is much easier while walls and ceilings are open. Gas and electrical safety checks, and any other obligations that apply to your property, should be built into the plan too. If you're unsure, take advice from a qualified fire safety professional. Our Building Regulations guide also explains which works need approval.
Planning permission and local policies
Many internal renovations don't need planning permission, but extensions, roof changes, new windows on certain elevations and work to listed buildings or homes in conservation areas often do. Some newer homes in parts of Cornwall also have conditions, such as principal residence restrictions, that limit how they can be used. Rules affecting second homes and holiday lets have been under review nationally, so check the current position with Cornwall Council or a planning professional before committing. Our guide to planning permission in Cornwall is a useful starting point.
Budgeting for a holiday let renovation
Costs vary widely depending on the size, age and condition of the property and the specification you choose. As general guidance, it helps to:
Get a clear scope of work and itemised quotes, so you can compare like for like.
Keep a contingency, particularly for older properties where hidden issues often appear.
Factor in lost bookings during the works, as well as furnishing and photography afterwards.
For larger projects, independent project management and quantity surveying can help keep costs and timescales under control, especially if you live outside Cornwall.
Holiday let renovation FAQs
Can work be done while I'm not in Cornwall?
Yes. Many holiday let owners live elsewhere. Regular photo updates, agreed decision points and a single point of contact make remote projects much easier to manage.
How long does a holiday let refurbishment take?
A cosmetic refresh might take a few weeks, while a full renovation with structural changes can take several months. Planning and approvals can add time before work starts.
Do I need planning permission to turn my home into a holiday let?
This depends on current national rules and any conditions on your property. Check with Cornwall Council or a planning adviser before changing how a property is used.
Talk to us about your holiday let
Cornish Building Company renovates and extends properties across Cornwall. Visit our property renovations page, call us on 01208 816991, or contact us to discuss your plans and timescales.
