Fire Risk Assessment for Holiday Lets & Airbnb

Understanding Your Legal Duty

If you let out a property on a short-term basis — whether through Airbnb, Booking.com, or a traditional holiday cottage arrangement — you almost certainly need a fire risk assessment under UK law. The Regulatory Reform (Fire Safety) Order 2005 applies to virtually all non-domestic premises, and a holiday let falls squarely within that scope because the property is made available to paying guests rather than occupied as a private residence.

The person responsible for compliance is typically the "responsible person" under the Order. In most holiday-let scenarios, that is the owner or the person managing the property on their behalf. If you use a letting agent, responsibilities may be shared, but the duty does not disappear simply because a third party handles bookings.

Why Holiday Lets Carry Higher Risk

Holiday-let properties present a distinct fire-safety challenge. Guests are unfamiliar with the building layout, may not know where fire exits are, and are often asleep during the hours when fires are most likely to start. Many holiday lets also contain features that increase risk:

• Open fires, wood burners, or gas appliances that guests may not know how to operate safely
• Older electrical installations that see heavier use than a typical home
• Sleeping accommodation on upper floors with limited escape routes
• Candles, portable heaters, or barbecues that guests bring or use without supervision

These factors mean that a generic or informal check is rarely sufficient. A suitable and sufficient fire risk assessment — conducted in line with HSE guidance and PAS 79 principles — is the recognised way to identify hazards and document the precautions you have in place.

What a Fire Risk Assessment Covers for a Holiday Let

A competent assessor will examine the whole property, including communal areas if the let is part of a larger building. Key areas of focus include:

• Detection and warning systems — smoke alarms, heat alarms, and whether they are interlinked and tested regularly
• Means of escape — escape route condition, emergency lighting, and whether exits are clearly signed and unobstructed
• Fire-fighting equipment — the type, location, and service record of extinguishers and fire blankets
• Electrical safety — the condition of the installation and whether a current Electrical Installation Condition Report (EICR) is in place
• Gas safety — a valid Gas Safety Certificate is a separate legal requirement under the Gas Safety (Installation and Use) Regulations, but fire risk assessors will note gas-related hazards
• Furnishings and soft furnishings — compliance with the Furniture and Furnishings (Fire) (Safety) Regulations where applicable
• Guest information — whether a fire-action notice and basic escape guidance are provided in the property

The assessment produces a written record of findings and an action plan listing any remedial steps, prioritised by risk level.

How Often Should You Review It?

The Fire Safety Order requires that the fire risk assessment is reviewed regularly and whenever there is reason to suspect it is no longer valid. For a holiday let, a review at least annually is considered good practice, and an earlier review is advisable if you alter the property layout, change sleeping arrangements, add new appliances, or receive any incident feedback from guests.

Consequences of Non-Compliance

Enforcement is carried out by the local fire and rescue authority. Failure to have a suitable fire risk assessment can result in enforcement notices, prohibition notices, or prosecution. In the event of a fire, an inadequate assessment — or none at all — can also affect your insurance coverage and expose you to civil liability.

Getting It Done Properly

At HawkSwift, we help holiday-let owners and managers meet their obligations without unnecessary hassle. Our assessors hold NEBOSH fire-safety qualifications, and we deliver a clear, jargon-free report within 48 hours of the visit. A domestic fire risk assessment starts from £199 + VAT.

If you are unsure whether your current arrangements are sufficient, or if you have never had a formal assessment carried out, we would recommend booking one at your earliest convenience.

Book a fire risk assessment today and make sure your guests — and your business — are properly protected.