Fire Risk Assessments for Holiday Lets and Airbnb Properties

When guests book a holiday cottage or Airbnb, they expect somewhere comfortable to stay. As the owner or operator, you also need to consider what would happen if a fire broke out while they were unfamiliar with the property.

A holiday let fire risk assessment helps identify potential hazards, consider how guests would be warned and escape, and establish what precautions are appropriate. It should be specific to the property and the way it is used.

At The HSRA, we provide professional fire risk assessments for property owners and operators. Here, we explain what holiday let owners need to consider, which guidance may apply and how to approach fire safety in short-term accommodation.

Does a Holiday Let Need a Fire Risk Assessment?

Yes. If you provide accommodation for paying guests in England, fire safety law generally requires you to carry out a fire risk assessment and keep it under review. This includes self-catering holiday cottages, guest houses and properties advertised through platforms such as Airbnb.

The assessment needs to be recorded and should identify the fire hazards, the people who could be at risk and the measures needed to help keep them safe. You must also act on the findings and maintain the precautions you put in place.

The booking platform does not determine whether the requirement applies. What matters is how the property is used and the relevant fire safety legislation.

Fire safety rules and guidance differ across the UK. This article focuses mainly on England; owners in Wales, Scotland and Northern Ireland should check the guidance and requirements that apply to their property.

Why Is Fire Safety Different in a Holiday Let?

Guests may arrive at an unfamiliar property late at night, without knowing the layout or how to open the doors and windows. If a fire starts while they are asleep, they need an early warning and a clear way to escape.

A holiday let may also accommodate families with young children, older people or guests with limited mobility. The assessment should consider who might stay at the property and whether the existing arrangements are suitable.

Features that make a cottage attractive, such as a wood-burning stove, exposed beams or an unusual layout, may introduce additional matters to consider. The assessment should reflect the property as guests actually use it.

Which Fire Safety Guidance Applies to Holiday Lets?

In England, there is specific government guidance for small paying guest accommodation, including suitable self-catering cottages, guest houses and individual flats. It is intended for premises with a simple layout, limited fire risks and a small number of guest bedrooms.

For houses, cottages and chalets, the small premises guide generally covers properties on the ground floor, or ground and first floor, accommodating up to 10 people, with no more than four bedrooms on the first floor. There are separate provisions for individual flats.

Larger or more complex properties may need to follow the broader guidance for sleeping accommodation. The right approach depends on the size, layout and use of the premises, so it is important to check which guidance fits your property.

What Does a Holiday Let Fire Risk Assessment Cover?

A fire risk assessment considers how a fire could start, who could be affected and whether the precautions in place are appropriate. It should also identify any improvements needed and record the findings.

For a holiday let, the assessment will typically consider:

• Cooking facilities, electrical equipment, heating and other potential ignition sources.
• Smoke detection and how guests would be alerted to a fire.
• Escape routes, exits and how easily doors can be opened.
• The layout of bedrooms and the needs of guests who may require assistance.
• Fire doors and other measures intended to limit the spread of fire, where relevant.
• Information provided to guests and the arrangements for checking and maintaining safety measures.

The outcome should be proportionate to the property. A small, straightforward cottage will not necessarily need the same measures as a large guest house with several floors and multiple rooms.

Smoke Alarms and Fire Detection

Guests need to be warned quickly if a fire starts, particularly at night. The type and position of smoke and heat alarms should be considered as part of the assessment.

The appropriate system depends on the layout, size and risks within the property. It is not enough simply to assume that one alarm is suitable for every holiday let.

Alarms also need to be maintained and checked. If cleaners or a management company look after the property between bookings, make sure they know who is responsible for reporting faults and arranging any necessary action.

Escape Routes and Guest Information

Guests should be able to understand how to leave the property safely if a fire occurs. Escape routes need to be accessible, and doors used for escape should be capable of being opened without causing unnecessary delay.

Think about what happens when guests are sleeping or when visibility is poor. A route that feels obvious to the owner may be much less familiar to someone staying for the first time.

Provide clear fire safety information, including what guests should do if they discover a fire and how to contact the emergency services. The information should reflect the property and be easy to find.

Consider Kitchens, Wood Burners and Electrical Equipment

Self-catering guests will use kitchens, appliances and heating systems that may be unfamiliar to them. The fire risk assessment should consider how these facilities are provided, maintained and used.

If your holiday let has a wood-burning stove or open fire, provide clear instructions and make sure the appliance and chimney are appropriately maintained. Consider the storage of fuel and other combustible materials nearby.

Electrical equipment and appliances should also be suitable for the property and kept in a safe condition. Any faults reported by guests or cleaners need to be dealt with promptly.

Who Is Responsible for Fire Safety in a Holiday Let?

The person responsible will generally be the owner, operator or another person who has control over the premises and how they are run. The arrangements may be more complicated where an owner uses a letting agent or management company.

A management company can help organise checks, maintenance and guest information, but the responsibilities should be clearly agreed. Do not assume that an agent has taken care of everything simply because they manage the bookings.

If several people are involved, establish who arranges the fire risk assessment, who acts on the recommendations and who checks the property between stays.

Can I Carry Out My Own Holiday Let Fire Risk Assessment?

For a small, straightforward property, you may be able to complete the assessment yourself if you can understand and apply the relevant guidance. You must be able to identify the risks, decide on suitable precautions and keep a proper record of your findings.

If you are unsure about the requirements or the property has a more complicated layout, a competent fire risk assessor can help. This may be particularly useful where the accommodation has unusual escape routes, multiple floors or features that need specialist consideration.

Even when a professional carries out the assessment, the person responsible for the property must ensure that the findings are acted on and fire safety is managed afterwards.

How Often Should a Holiday Let Fire Risk Assessment Be Reviewed?

The assessment should be reviewed regularly to make sure it remains suitable. For small paying guest accommodation in England, an annual review is usually appropriate.

You should also review it sooner following a significant change to the property or an incident such as a fire. For example, adding bedrooms, changing the layout or installing a new heating appliance could affect the existing assessment.

Regular checks between guest stays are also important. These help you identify issues such as damaged equipment or obstructed exits that may need attention before the next booking.

Holiday Let Fire Risk Assessments From The HSRA

At The HSRA, we provide professional fire risk assessments for property owners and operators. We help identify the relevant fire risks and provide a clear report with practical recommendations for your premises.

Whether you manage a holiday cottage, Airbnb property or other guest accommodation, our team can discuss the layout and use of the property and establish an appropriate scope for the assessment.

Contact The HSRA to arrange your holiday let fire risk assessment and get a clearer understanding of the steps needed to protect your guests.

Contact The HSRA for a no-obligation quotation for one site or a nationwide property portfolio.

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