Converting a Farmhouse into a B&B, Holiday Home or Agriturismo in the Marche
An abandoned farmhouse in the hills of the Marche can become much more than a home: it can become a business. An increasing number of owners — both Italian and foreign — are choosing to transform a rural property or farmhouse into a B&B, agriturismo or holiday home, combining the charm of rural architecture with a concrete business project.
This is a different process from a simple renovation: it requires specific design choices, compliance with regulations governing accommodation facilities, and an overall vision that takes into account both living and hosting guests.
From a Home to an Accommodation Facility: What Changes in the Design
Transforming a farmhouse into a B&B or agriturismo means more than simply renovating it: it means designing for guests, not just for yourself. Requirements change for bedrooms and bathrooms (minimum number, dimensions and accessibility), common areas (breakfast room, reception and relaxation areas), safety (escape routes and fire prevention requirements depending on the number of beds), and often for building systems as well (heating and cooling, soundproofing between bedrooms).
Parking, accessibility for guests with disabilities and, where applicable, a swimming pool or other outdoor facilities must also be considered from the outset.
Regulations for Accommodation Facilities in the Marche
In the Marche, the type of accommodation business you choose determines the applicable regulations and, consequently, the design of the project. There are two main options.### Non-hotel accommodation facilities (B&Bs, country houses, guesthouses, holiday homes)These are governed by Regional Law No. 9 of 11 July 2006 (Consolidated Law on Regional Tourism Regulations) and by the implementing resolutions of the Regional Council. This category includes country houses and period residences, guesthouses, holiday homes and apartments, furnished apartments for tourist use, garden sharing and bed & breakfasts (for B&Bs, Regional Council Resolution No. 378/2007).To open one, the following are required:* health and hygiene requirements for residential use, as defined by the municipality's building and health regulations;* technical and functional requirements established by the Regional Council;* public security requirements;* health notification, where food and drinks are served;* a SCIA (Certified Notification of Commencement of Activity) submitted through the SUAP, together with registration in the Regional Register of non-hotel accommodation facilities (Regional Council Resolution No. 193/2021).### AgriturismoAgriturismo is regulated by Regional Law No. 21 of 14 November 2011 on the multifunctionality of agricultural businesses and by the relevant regional regulation (No. 6/2013). It is an activity reserved for agricultural entrepreneurs pursuant to Article 2135 of the Italian Civil Code: anyone who does not operate an agricultural business cannot open an agriturismo, and must instead opt for one of the non-hotel accommodation categories.Residential buildings (excluding luxury properties) and existing buildings used for agricultural purposes may be used, provided they have been present on the farm for at least ten years.
From the First Site Visit to Your Guests’ First Breakfast
1. Preliminary assessment: legal status and permitted use
Before designing the bedrooms, we establish the building’s current legal status: planning and cadastral compliance, permitted use and any discrepancies. The change of use to accommodation, the health and hygiene requirements set out in local regulations, and the type of business chosen (non-hotel accommodation or agriturismo) are addressed at this stage, as they affect the layout, number of bedrooms and overall timeframe.
2. Design: giving the spaces their own character
Bedrooms, bathrooms, breakfast room and shared areas are designed with guests in mind, using materials that respect the original stone, brickwork and timber beams. Where needed, the garden and swimming pool are incorporated into the project from the outset, rather than added as an afterthought.
3. Technical and seismic procedures: bureaucracy is not your problem
Civil Engineering Authority, municipal permits and, where necessary, access to planning records: we handle the entire process, so you don't have to deal with offices, paperwork and deadlines.
4. Construction: when the project takes shape
Site supervision, coordination of contractors and quality control throughout the works, with every stage personally overseen by Arch. Vigoni.
5. Opening: from handing over the keys to welcoming your first guests
The work does not end when the keys are handed over: we support you through the procedures required to start the business, so that you are ready to welcome your first guests.
Why Choose a Specialist Architect
A project of this kind brings together technical expertise — structural, seismic and energy-related — regulatory knowledge, covering both building and accommodation requirements, and a broader design vision: transforming a historic building into a welcoming and functional place for a business.
With more than 20 years of experience in restoring farmhouses in the Marche and designing accommodation facilities, Arch. Paolo Vigoni personally oversees every stage of the project, from the initial site visit through to completion, across the provinces of Ancona, Macerata and Pesaro-Urbino.
Frequently Asked Questions
How many rooms can a B&B have in the Marche?
If the B&B is operated as a business, it can have a maximum of six rooms and twelve beds, and the same owner cannot operate more than two B&Bs in the same building. For non-business operations, the limits are reduced to three rooms and six beds, with normal family management and for no more than 335 days per year (Art. 34, Regional Law No. 9/2006).
Is a change of use required to open a B&B?
No. For planning purposes, operating a B&B does not constitute a change of use. However, there is a residence requirement: the owner or occupant must live in the property during the periods when the B&B is operating, or must reside in the same municipality, with the premises no more than 200 metres from their home. For this reason, a B&B is not suitable for someone who buys a farmhouse solely as an income-generating property.
What is a country house and how does it differ from a B&B or agriturismo?
A country house is a rural accommodation business operated in buildings located in agricultural areas or in rural villages identified by the municipalities, renovated and modernised without altering their original architectural features. It can offer bedrooms or self-contained apartments with their own kitchens and, where provided, catering and sports or recreational facilities for guests. It is operated as a business, and the law expressly distinguishes it from agriturismo (Art. 21, Regional Law No. 9/2006). It is the type of accommodation intended for an isolated farmhouse that is not part of an agricultural business.
What technical exemptions apply to a country house in a rural building?
Rooms with a ceiling height below that required by planning or health and hygiene regulations may be used, provided that the finished floor-to-ceiling height is at least 2.30 metres. Accessibility requirements apply when the total accommodation capacity exceeds six rooms, and the municipality may grant an exemption where compliance is technically impossible or the building is of particular architectural value.
What are holiday homes and holiday apartments?
These are furnished residential units with bathrooms and self-contained kitchens, operated as a business and rented to tourists without centralised services, under contracts of no more than three consecutive months. The operator must provide cleaning whenever guests change and at least once a week, clean bed linen, utilities, maintenance assistance and guest reception. Food and drinks cannot be served, and using a property as a holiday home does not constitute a change of use for planning purposes (Art. 27, Regional Law No. 9/2006).
How do you start the business?
For non-hotel accommodation facilities, a SCIA (Certified Notification of Commencement of Activity) must be submitted to the municipality, normally through the SUAP, after verifying compliance with the health and hygiene requirements set out in the municipal building and health regulations and the technical requirements established by the Regional Council. Country houses and holiday homes also require registration with the Business Register. If food and drinks are served, a health notification is also required. Accommodation facilities are entered in the regional register and receive a regional identification code.
Is seismic filing required to convert a farmhouse into an accommodation facility?
Yes, if the works affect structural elements of the building, regardless of its final use. The change of use and any new loads resulting from bedrooms, common areas and other spaces must also be assessed during the design stage.
What if I own an agricultural business and want to operate an agriturismo?
Agriturismo is governed by different legislation (Regional Law No. 21/2011) and is reserved for agricultural entrepreneurs. If this is your situation, we can assess it separately.
Stai pensando di trasformare un casale in un B&B o agriturismo nelle Marche? Prenota un sopralluogo gratuito con l'Arch. Paolo Vigoni.