Fire Risk Assessments for Holiday Lets & Airbnbs

Is a Fire Risk Assessment Required for a Holiday Let?

If you let out a property on a short-term basis — whether through Airbnb, Booking.com, Vrbo, or your own website — you almost certainly need a fire risk assessment under UK law. The Regulatory Reform (Fire Safety) Order 2005 (the RRO) applies to virtually all non-domestic premises, and a holiday let used for paying guests is not a private home. It is a commercial sleeping accommodation, and the duties under the RRO fall squarely on the responsible person.

This is not a grey area. Fire and Rescue Authorities across England and Wales regularly inspect holiday lets, and they can issue enforcement notices, prohibition notices, and prosecute where the law is not followed. Scotland and Northern Ireland have their own equivalent legislation with similar obligations.

Who Is the "Responsible Person"?

Under the RRO, the responsible person is typically the person who controls the premises. For a holiday let, this is usually the owner or the managing agent. If you list your property on Airbnb, you are unlikely to escape responsibility simply because a third-party platform hosts the booking.

The responsible person must:

• Carry out a suitable and sufficient fire risk assessment
• Identify the fire hazards and people at risk
• Take general fire precautions to reduce risk
• Record findings (in writing if five or more people are employed, though best practice is to record them regardless)
• Review the assessment regularly and when circumstances change

Even if you employ no staff, a written assessment is strongly recommended — and many insurers now require one as a condition of cover.

What Does the Law Say About Holiday Lets Specifically?

The RRO applies to "premises" used for "the provision of sleeping accommodation" in a commercial context. This includes:

• Holiday cottages and cabins
• Airbnb and short-term rental properties
• Bed and breakfast accommodation
• Glamping pods and shepherd's huts used for paying guests

The HSE and the National Fire Chiefs Council (NFCC) have both confirmed that the RRO covers these types of premises. Guidance published by the NFCC — which Fire and Enforcement Authorities commonly reference — sets out specific expectations for sleeping-risk premises, including holiday lets.

If your property is a house in multiple occupation (HMO) or is subject to selective or additional licensing, fire-safety requirements may be even more specific. Always check with your local authority.

What Should a Fire Risk Assessment Cover?

A competent assessment for a holiday let should address the following:

• Fire detection and warning systems — mains-linked smoke alarms and heat alarms in appropriate locations, tested and maintained
• Escape routes — clear, unobstructed exits with emergency lighting where needed
• Fire-fighting equipment — at least one suitable fire extinguisher and a fire blanket in the kitchen
• Electrical safety — periodic inspection and testing of the fixed wiring (an EICR) and portable appliance testing where appropriate
• Gas safety — an annual Gas Safe check on all gas appliances
• Furnishings and soft furnishings — compliance with the Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended)
• Guest information — a clear, simple fire safety notice explaining escape routes and what to do in the event of a fire
• Management procedures — how you maintain safety between guest stays, including checking alarms and resetting the property

The assessment should follow a structured methodology. Many competent assessors work to PAS 79, the publicly available specification published by BSI, which provides a recognised framework for fire risk assessment.

How Often Should It Be Reviewed?

There is no fixed statutory interval, but the law requires the assessment to be reviewed regularly and whenever there is reason to suspect it is no longer valid. For a holiday let, best practice is to:

• Review the assessment at least annually
• Reassess after any significant change — a renovation, a change of use, new furnishings, or a change in the number of occupants
• Update it following any incident, complaint, or enforcement visit

Why This Matters Beyond Compliance

Beyond the legal duty, a fire risk assessment protects your guests, your property, and your business. Fire and Rescue Authorities can issue a prohibition notice that shuts your property down immediately if they find serious risk. A serious fire-safety breach can also lead to unlimited fines in the Crown Court.

Your public liability and property insurance may be invalidated if you cannot demonstrate that you have taken reasonable fire-safety steps. Most insurers will ask whether a current fire risk assessment is in place.

Get Your Holiday Let Compliant

If you are unsure whether your holiday let meets the requirements of the RRO, the safest step is to arrange a professional fire risk assessment. HawkSwift provides thorough, practical assessments carried out by NEBOSH-qualified fire risk assessors, with clear written reports delivered within 5 working days. Our assessments start from £199 + VAT and are designed to give you confidence that your property is safe, legal, and insurable.

Book a fire risk assessment today and make sure your holiday let is fully compliant.