Beds for hotels & guest Houses

It does not matter what grade, star or rating your property has, every establishment that rents out a room for the night is fundamentally selling a good nights sleep on a clean mattress. The decor, linens, service and Spanish donkey will count for nothing if your guests do not receive this basic component.


Whether you are a proprietor of a hotel, guest house or B & B, there is absolutely no reason to pay over the odds for a mattress. It is acceptable practice to quantify the cost of your mattress to the ‘price per night principle’.

For example At a hotel with the most impeccable standards, they will usually allocate just £3 towards the cost of a mattress out of the room revenue taken for that night This means that they will have an annual budget of around £1000+ towards the cost of the mattress. If their room occupancy is above 75% then they will be looking to change the mattress at around the six month time. With the principle being the newer the mattress the better.

In short, for the above average establishment, a cost of £2 per night will get you an extremely good quality mattress, looked after and replaced once a year will ensure your guests have a comfortable and clean sleeping environment. How many establishments do you know that make the claim – Our mattresses are replaced every 6 months? and judging by this article in The Guardian it would make vast commercial sense if they did!

How often should you replace the mattress?

Your room occupancy will dictate the frequency of how often you change the mattress. The low average is once per year, taking in one busy season and a quiet season representing an average 75% occupancy rate.

It doesn’t beggar belief that when you stay in a hotel or B & B you get this irresistible urge to see what the mattress is like! The very last thing you want to see is any staining. Also, the other last thing you want to see is a plastic coated mattress like they have in hospitals. Knowing this, it does make commercial sense that your mattress should be spotlessly clean and comfortable. We all sweat about each night. The ultimate aim for the hotelier is to keep the guests bodily fluids away from the actual mattress as much as you can whilst ensuring it is also comfortable.

All hotels should have at the very least a mattress protector of some sort preferably, the most absorbent. I also recommend that an additional soft layer of absorbent material such as a wool rich blanket is used beneath a mattress protector. This can act as a final vapour barrier.

What about fire regulations for commercial mattress use?

The Fire and Furniture (Fire) (Safety) Regulations only apply to furniture intended for private use in a dwelling.  Because the mattresses in question are destined for to be used in hotels/B&B/guesthouses, which are considered medium risk premises, higher levels of safety testing, than for domestic furniture, is required.

Due to this, simply complying with the above Regulations would not normally ensure that this standard is met.  As with furniture destined for private, domestic use, a mattress to be supplied to hotels/B&B/guesthouses must comply with BS 7177: 2008: Specification for resistance to ignition of mattresses, mattress pads, divans and bed bases:
BS EN597-1 (Smouldering Cigarette)
BS EN597 -2 (Match Test)

N.B. All mattresses sold on this site conform to this standard.

Furthermore, the mattresses for medium risk establishments must also comply with BS 6807 – methods of test for assessment of ignitability of mattresses, upholstered divans, and upholstered bed bases with flaming types of primary and secondary sources of ignition, which is also part of BS 7177.

This Standard [BS 6807 also known as Crib 5 / Source 5]  exceeds the levels of ignition tests required by BS EN 597 – 1 and  BS EN 597 – 2 and should be read in conjunction with such.


Feel free to contact us if you are looking for replacement mattresses for your business. We will be able to provide all alternative options such as base styles and mattress longevity ensuring you get the look you want at the right price. Our Origins 1500 mattress or Origins Reflex are both a great place to start for purposes of a guest house as they will tolerate a number of weights and is a great all-rounder.

It must be understood that all mattress components manufactured in the UK / Europe are subject to the highest FR (Fire Retardancy) tests. Many components exceed what is expected and you should not unduly worry about this aspect. However, FR regulations that apply to your premises should not be taken lightly.


View Comments
  • Sue Macpherson says:

    Hi John
    I would like to thank you for such an informative website.
    My husband and I are hoping to buy a small bed and breakfast establishment in Devon.
    We will have 3 letting rooms, all quite small…it is a 300 yr old devon longhouse….
    We need x2 5’bed frames with mattresses and x 1 6′ zip and link.
    The frames should be low slung to create the illusion of a more spacious room,
    Regarding the mattresses, we have tried loads in the hih street shops and really like the combination of memory foam and pocket sprung with a medium to firm support.
    Quality is a key element of our new business plan and we are aiming at the higher end market.
    Do you have any suggestions we can consider?
    Kind regards
    Hi Sue, Please give me a call and we can go through all the various options. I do have access to many models and types that are not shown on the site. I also have manufacturers that can make to your requirements without the silly prices John.

  • simon Packham says:

    Hi. I have had enquiries for hostel beds etc and wondered if you can supply me please. Kind regards, Simon Packham.

    Hi Simon. I am assuming you are looking for cheap mattresses (less than £300) of which we do not do. if you let me know a bit more detail I will be able to point you in the right direction. John and Ryan.

  • Umran Baylik says:

    I am considering to turn my house to an HMO. I have knowledge about fire regulations in terms of alarms, doors, hinges, intumesent stripts, pads. soft materials, etc. Builders are just about to finish all the required work.

    Now is the time to choose futon and divan beds. I thing they all needs to be medium support. Sizes are: one odd size single (100 x190), one small double (120 x 190) and one regular double (135 x 190) and a three seater futon bed.

    I looked at the beds in your site. I appreciated your ethical approach to business by being accountable and responsible. I wish all producers of goods and services whether in private, public or voluntary sector are half as accountable and open to their customers as you are. .You are an exemplary company which is willing to give the decision making power back to consumer.

    I need advice on the compatibility of your products in terms of required fire regulation.

    Kind regards

    Hi Umran. The products listed on our site are for domestic use and of course adhere to the current regulations of such. There is a publication by FIRA which explains all your responsibilities and makes interesting reading. Follow this link here.

    The full regulations applicable to hotels / Guest Houses / B & Bs etc is not an area we specialise in and it would be in your interests to gain specialist advice. The rules changed relatively recently with the absolute onus being on the proprietor. Hope this helps and please feel free to add further comment in relation to your dilemma. John and Ryan.

  • allan thompson says:

    I have a flat I let to students during the academic year September through to May,and want to let it out to golfers during the summer months, June to August.
    I thought of a single bed with guest bed so as to accommodate ,single student,or, two golfers(twin),or couples (king size). Can you recommend mattress(es) that would be suitable for variety of guests/tenants.

    Hi Allan. What budget are you working to? Unless there are width and height restrictions on the Trundle / Guest bed most mattresses from our range will be suitable. John and Ryan.

    2013/05/03 at 20:03
    I thought £600 /£700 including single bed and trundle but have not got round to pricing the beds yet. so can be flexible if I need to pay more

    Hi again Allan. All our single mattresses are listed here. However, be aware that they are all deep filled and may be too big for your trundle / guest bed. John and Ryan.

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