By the Sleak Property Services team ·
South Shore lives on its season. Holiday flats and guest houses near the Pleasure Beach and the promenade are busiest from spring to the end of the Illuminations, which leaves the winter as the window for anything bigger than a quick repair.
Short answer: book the work early, scope it before Christmas, do the messy jobs first and aim to finish a few weeks before your first guests. Here's how to plan it.
Plan in the autumn, not the new year
Good tradespeople fill their winter diaries early, and the jobs that take longest, like kitchens, bathrooms and anything needing materials ordered in, need lead time. Walk round the property at the end of the season with a list of everything guests complained about and everything you've patched more than once, and get it priced while there's still time to plan.
What to prioritise
- Anything letting water in: roofs, gutters, windows and failed bathroom sealant
- Bathrooms and showers, which get the most wear and the most reviews
- Flooring in hallways, kitchens and bathrooms that can take heavy use and be cleaned easily
- Furniture, beds and fixtures that have been repaired more than once
- Decoration in hard-wearing, wipeable finishes
- The frontage and entrance, which is the first thing guests see and photograph
Do the work in the right order
Strip out and do the messy jobs first: removal, plastering, electrics and plumbing. Then kitchens and bathrooms, then decoration, then floors last so they don't get damaged. One team managing the order avoids the gaps where nothing happens for a week while you wait for the next trade.
Build in the safety checks
Holiday lets and guest houses that take paying guests have to meet fire safety law, including having a suitable fire risk assessment, working smoke and heat detection, and clear escape routes. A refurbishment is the easiest time to bring alarms, fire doors and emergency lighting up to standard, and to get the gas and electrical safety checks done while rooms are empty.
Check the current requirements with Lancashire Fire and Rescue Service guidance and your insurer before you finalise the plan, as rules for holiday accommodation have tightened in recent years.
Leave a margin before opening
Older South Shore buildings often hide surprises behind the plaster. Aim to finish a few weeks before your first booking, so there's time to deal with anything unexpected, clean properly and take new photos for your listings.
Common questions
When is the best time to refurbish a holiday let in Blackpool?
Between the end of the Illuminations and early spring. Plan and book the work in the autumn so it can start as soon as the season ends.
Do holiday lets need a fire risk assessment?
Yes. Properties let to paying guests fall under fire safety law and need a suitable fire risk assessment, along with appropriate alarms and escape routes. Check the current guidance and your insurer's requirements.
Can you work around existing bookings?
Yes. Smaller repairs can be fitted around changeover days, and bigger jobs can be phased room by room so part of the property stays bookable.