Fire Safety for Holiday Lets: A Landlord's Guide

Quick Summary

Running a holiday let can be a rewarding business, but landlords and property owners also have important responsibilities when it comes to protecting guests from fire. Unlike a private home, holiday accommodation is used by people who may be unfamiliar with the building, its layout and the available escape routes.

For many holiday lets providing paying guest accommodation in England, the Regulatory Reform (Fire Safety) Order 2005 applies. This means the person responsible for the premises needs to take appropriate steps to identify and manage fire risks. GOV.UK specifically provides guidance for small paying guest accommodation such as self-catering properties, guest houses and bed and breakfasts.

So, what does good fire safety for holiday lets actually involve?

Do Holiday Lets Need a Fire Risk Assessment?

Yes, paying guest accommodation covered by the Fire Safety Order needs a suitable and sufficient fire risk assessment. The assessment should identify fire hazards, consider the people who may be at risk and establish appropriate measures to keep guests safe.

The government guidance for small paying guest accommodation explains that the Fire Safety Order applies where someone is charged to stay as a guest and the premises are not occupied as a private dwelling. It can therefore apply to a wide range of short-term accommodation.

The exact requirements will depend on the property. A small self-catering cottage will have different risks from a larger holiday property, converted building or complex accommodation.

If you are unsure what applies to your property, obtaining advice from a competent fire risk assessor can help you understand your responsibilities.

What Should a Holiday Let Fire Risk Assessment Cover?

A holiday let fire risk assessment should be specific to the property and the people who are likely to stay there. Guests may be unfamiliar with the accommodation, which makes clear escape arrangements particularly important.

The assessment should consider areas such as:

  • Potential sources of ignition
  • Combustible materials and furnishings
  • Electrical equipment
  • Cooking facilities
  • Heating systems
  • Fire alarms and detection
  • Escape routes and final exits
  • Emergency lighting where required
  • Fire extinguishers and other fire-fighting equipment
  • Fire safety information provided to guests
  • The needs of people who may require additional assistance

Government guidance states that the risk assessment should consider both the hazards within the property and the needs of everyone using it, including older people, young children and disabled people.

Fire Alarms and Smoke Detection in Holiday Lets

A suitable fire detection and warning system is a key part of holiday accommodation fire safety. Guests need to be given enough warning of a fire to allow them to leave the property safely.

The appropriate system will depend on the design, size and use of the accommodation. Rather than assuming that one type of alarm is suitable for every holiday property, the fire risk assessment should help determine what protection is appropriate.

Fire alarms should also be regularly checked and maintained so that they remain in effective working order.

For larger or more complex accommodation, different guidance may apply, and a more detailed assessment of the premises may be necessary.

Do Holiday Lets Need Fire Extinguishers?

Fire extinguishers can form part of the fire protection measures within holiday accommodation, but the type and provision should be based on the risks identified during the fire risk assessment.

Simply placing an extinguisher in a property does not automatically make it safe. It needs to be suitable for the likely fire risks, correctly positioned and maintained.

Depending on the property, consideration may be given to risks associated with:

  • Cooking
  • Electrical equipment
  • Heating
  • Solid combustible materials
  • Other specific hazards identified during the assessment

Government guidance makes clear that fire protection measures should be appropriate and proportionate to the risks within the individual premises rather than treated as a fixed list that applies identically to every property.

Keeping Escape Routes Clear

One of the simplest but most important aspects of holiday let fire safety is making sure guests can actually escape.

Guests may not know the layout of the building, particularly if they arrive late at night or are staying somewhere for the first time. Escape routes therefore need to be clearly identifiable, kept free from obstruction and suitable for the people using the property.

Landlords and operators should consider whether guests can:

  • Quickly identify the nearest suitable exit
  • Open escape doors without unnecessary difficulty
  • Move safely through corridors and stairways
  • Understand what to do if a fire occurs
  • Reach a place of safety outside the property

The emergency plan and fire safety information provided to guests should also be clear and appropriate for the accommodation. Suffolk Fire and Rescue Service specifically highlights the importance of providing guests with fire safety information and an emergency plan.

Common Fire Safety Mistakes in Holiday Lets

Holiday properties can sometimes develop fire safety issues because they are occupied by different groups of people throughout the year. A change in furniture, equipment, layout or how a room is used can introduce new risks.

Common areas to watch include:

Blocked escape routes: Furniture, luggage or other belongings should not prevent people from reaching an exit.

Poorly maintained alarms: Fire detection systems need to be checked and maintained rather than simply installed and forgotten.

Unsafe electrical equipment: Portable electrical appliances should be kept in a safe condition and checked appropriately.

Missing fire safety information: Guests need clear instructions about what to do if a fire occurs.

Changes to the property: Extensions, alterations or changes to the layout may affect the existing fire risk assessment.

Inadequate emergency lighting: Where emergency lighting is required, it needs to be properly installed, tested and maintained.

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

A holiday let fire risk assessment should be kept under regular review. An annual review is generally recognised as good practice for small paying guest accommodation, but a review should also take place following significant changes or an incident such as a fire.

For example, a review may be needed if you:

  • Carry out building work
  • Change the property’s layout
  • Add new cooking or electrical equipment
  • Increase the number of guests the property accommodates
  • Change how rooms are used
  • Introduce new furnishings or other potential hazards
  • Experience a fire or significant incident

The important point is that your assessment should continue to reflect the property as it actually operates.

Fire Safety Responsibilities for Holiday Let Landlords

The person responsible for the holiday let needs to ensure appropriate fire safety arrangements are in place and maintained. Depending on the circumstances, this may be the owner, letting agent or another person who has control of the premises.

Responsibilities can include carrying out and recording a suitable fire risk assessment, maintaining fire safety measures, providing appropriate fire procedures and ensuring relevant information is available to guests.

Even where a professional carries out the assessment, the Responsible Person remains responsible for acting on its findings.

How Ignis Risk Management Can Help

At Ignis Risk Management, we provide professional Fire Risk Assessments and fire safety support for businesses, landlords and property owners.

We can help you understand the fire risks associated with your holiday accommodation and provide clear, practical recommendations based on the property, its layout and the people using it.

If you’re unsure whether your holiday let meets its fire safety responsibilities, contact Ignis Risk Management today to discuss your property and arrange professional fire safety support.