Do You Need A Fire Risk Assessment for Holiday Lets?

If you own or manage a short-term rental property, you may be wondering whether you need a fire risk assessment. Whether you operate a holiday cottage, Airbnb, lodge, or serviced accommodation, fire safety responsibilities still apply, and ensuring your guests are protected should always be a priority.

With increasing focus on guest safety and tighter expectations around compliance, understanding the correct fire regulations for holiday lets is also essential for landlords, hosts, and property managers alike.

In this blog, we’ll explain the legal responsibilities surrounding fire safety in holiday accommodation, along with what a holiday let fire risk assessment should include and some of the most common fire safety issues found in short-term rental properties.

What are the current fire regulations for holiday lets?

Holiday lets and short-term rental properties must comply with fire safety legislation that is designed to protect guests in the event of a fire. While the exact requirements can vary depending on the size and layout of the property, all owners and operators have a responsibility to ensure their accommodation is reasonably safe.

In Scotland, holiday lets are primarily governed by the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006. Across England and Wales, the main legislation is the Regulatory Reform (Fire Safety) Order 2005.

These regulations place a legal duty on those responsible for the premises to identify fire risks and take appropriate measures to reduce them. For holiday let owners, this typically includes:

• Ensuring suitable fire detection and warning systems are installed
• Maintaining safe escape routes
• Providing appropriate fire safety equipment
• Keeping fire safety measures properly maintained
• Giving guests clear fire safety information

Record-keeping is also important. When a fire risk assessment for holiday lets is carried out, you should retain documentation showing the findings of the assessment, the fire safety measures in place, and any actions taken to improve safety.

Failure to comply with these holiday let fire regulations can result in enforcement action, fines, invalidated insurance policies, and potentially serious consequences if guests are put at risk.

Do you need a fire risk assessment for holiday lets?

If you operate a holiday let, Airbnb, or short-term rental property, you will be required to carry out a suitable fire risk assessment. Under the Fire (Scotland) Act 2005 and the Regulatory Reform (Fire Safety) Order 2005, anyone responsible for premises used by paying guests has a duty to assess fire risks and implement appropriate fire safety measures.

Holiday lets and Airbnb’s are often treated differently from standard domestic homes because they’re commercial accommodation used by members of the public. Guests are unfamiliar with the building layout, escape routes, and fire procedures, which can increase risk during an emergency.

A professional holiday let fire risk assessment helps owners identify hazards, review fire precautions, and ensure the property is suitable for guest occupancy. This applies to a wide range of accommodation types, including:

• Holiday cottages
• Airbnb properties
• Lodges and cabins
• Serviced apartments
• Guest houses and small holiday accommodation

Whether you manage one property or multiple short-term lets, carrying out a fire risk assessment for holiday lets helps demonstrate that you’re taking reasonable steps to protect guests and comply with legal requirements.

What should a holiday let fire risk assessment include?

A professional holiday cottage fire risk assessment should encompass a number of key elements to help reduce risk and ensure guests can safely evacuate the property in the event of a fire.

A holiday let fire risk assessment should include:

Identifying hazards and escape routes

One of the first steps in a fire risk assessment holiday let owners should carry out is identifying possible fire hazards within the property. This includes reviewing:

• Cooking appliances and kitchen areas
• Electrical systems and portable appliances
• Open fires, wood burners, or portable heaters
• Candles and decorative lighting
• Storage of combustible materials

The assessment should also consider escape routes and ensure guests can exit the property safely and quickly. Escape routes should remain clear, easy to follow, and suitable for all occupants.

In larger properties or buildings with more complex layouts, additional precautions may be required to support safe evacuation.

Fire detection, emergency lighting, and extinguishers

Reliable fire detection is essential in holiday accommodation. Smoke alarms and heat detectors should be correctly positioned, regularly tested, and suitable for the size and layout of the property.

Depending on the building, the assessment may also consider:

• Emergency lighting within escape routes
• Fire extinguishers or fire blankets
• Fire doors or compartmentation
• Alarm auditability throughout the property

These systems play an important role in protecting guests, particularly as visitors may be asleep or unfamiliar with the building when an incident occurs.

Fire safety information for guests

Guests staying in holiday accommodation should be provided with clear fire safety information. This may include:

• What to do in the event of a fire
• How to raise the alarm
• Escape route information
• Emergency contact details
• Instructions for using fire safety equipment where appropriate

Providing straightforward guidance can help reduce panic and support safer evacuation during an emergency.

Reviewing and updating your risk assessment

A fire risk assessment for holiday lets shouldn’t be treated as a one-time exercise. It should be reviewed regularly and updated whenever significant changes occur. This may include:

• Renovations or layout changes
• New heating appliances or electrical installations
• Increased occupancy levels
• Changes in guest usage or accommodation type

Regular reviews help ensure your property continues to meet current holiday let fire regulations and remains safe for guests.

What are some common fire safety issues in holiday lets, cottages, and Airbnbs?

While every property is different, there are several common fire safety issues our assessors here at Asco find when carrying out a fire risk assessment for holiday lets. Some of these include:

Portable heaters, open fires, and electrical appliances

Portable heaters, wood-burning stoves, and older electrical appliances can significantly increase fire risk if not properly maintained or used safely.

Guests may also use appliances differently from permanent occupants which can increase the risk of misuse or accidental fires. That’s why routine inspections and maintenance are essential to ensure equipment remains safe.

Lack of emergency lighting or signage

Smaller holiday lets sometimes overlook the importance of emergency lighting or clear fire safety signage, particularly in properties with unfamiliar layouts or external escape routes.

In the event of a power failure or fire, poor visibility can make evacuation more difficult for guests unfamiliar with the property.

Limited awareness of legal duties

Many holiday let owners are unaware that short-term rentals may fall under commercial fire safety legislation. As a result, some properties may lack suitable fire detection, documented fire risk assessments, or guest fire safety information.

However with a professional fire risk assessment for holiday lets, it helps identify these gaps and ensures the property is meeting its legal obligations.

Let us support your holiday let fire risk assessment

Understanding your responsibilities around fire safety is an important part of managing any holiday let, Airbnb, or short-term rental property. A professional holiday let fire risk assessment helps ensure your property is safe for guests, compliant with legislation, and properly prepared for emergencies.

At Asco, we provide expert fire risk assessments for holiday lets across Scotland and throughout the UK with support from the LS Fire Group. Whether you operate a single holiday cottage or manage multiple short-term rental properties, our experienced assessors can help you identify risks and implement practical fire safety measures.

Don’t hesitate to get in touch today to discuss your holiday let fire risk assessment and ensure your property remains safe, compliant, and ready for guests.