It’s now a legal requirement to have a fire safety plan filled out for your short-let property. These fire safety guidelines are in place across the UK to help keep guests safe. So it’s critical to know and understand these recent changes to make sure you are legally compliant. You can read about the new guidance here.
The new guidance is intended for ‘small paying guest accommodation’ which encompasses many Airbnb and short let properties.
Small paying guest accommodation is defined as:
‘A single premises of ground floor, or ground and first floor, providing sleeping accommodation for a maximum of 10 persons, with no more than four bedrooms on the first floor…’
OR
‘Individual flats (whether within a purpose-built block of flats or a house that has been converted into flats), other than unusually large flats.’
For larger or more complex properties, the document Fire Safety Risk Assessment: Sleeping Accommodation still applies, although this is likely to be reviewed at some point in 2024.
If you choose to carry out the assessment yourself, we have created an editable fire risk assessment form for you to download.
To supplement the government’s guide, we have also created a list of some of the required features and how you can satisfy the new legislation.
Fire Risk Assessment
The new legislation requires that a comprehensive, written fire risk assessment covers all aspects of fire risk within the property. A copy of the full fire risk assessment must be on display in your property, or somewhere accessible to guests.
You may be able to complete your own Fire Risk Assessment. There is no legal requirement for you to employ someone to do your Fire Risk Assessment. So it’s possible to self-assess the fire risks yourself. However, it may be possible that you won’t have the requisite experience to thoroughly and sufficiently evaluate the level of risk. Also bear in mind that if the assessment is done incorrectly it may even invalidate your insurance.
If you choose to carry out the assessment yourself, we have created an editable fire risk assessment form for you to download.
If you feel you are don’t have the right level of expertise, we would recommend that you consult with a fire safety professional who can provide an up-to-date assessment of your property that aligns with the new legislation.
A good place to start is by using a tradesperson verified site such as Checkatrade. Search for “Fire Risk Assessment”. Prices vary on the size and location of the property. However, make sure that you check the guide below to help you choose your assessor.
As part of the fire risk assessment you will see that you will need additional gas safety as well as electrical certificates. These certificates are essential for all types of lettings whether short, medium or long-term.
Who can help me with my Airbnb Fire Risk Assessment?
The National Fire Chiefs Council has developed competency standards for fire risk assessors and has published A Guide to Choosing a Competent Fire Risk Assessor. To summarise this for your Airbnb/short-let you will need to:
- Ensure that the fire risk assessor conducting the assessment is qualified and competent. They should provide evidence of compliance with the competency criteria established by the Fire Risk Assessment Competency Council.
- Verify that the assessor has experience working with airbnb/short-let premises similar to yours and is familiar with the latest Airbnb/short let fire risk assessment legislation.
- Clearly define the scope of the assessment, grant the assessor access to all areas of the premises, and provide them with all information they require.
- Get multiple quotes, and ensure that they cover the same scope of work, allowing for an accurate comparison.
- Request references from past clients, especially from Airbnb/short-let clients, and see if the clients encountered any issues that were subsequently identified by the Fire and Rescue Authority.
- Request evidence of sufficient professional indemnity insurance and seek assurance of the assessor’s impartiality and check they have a comprehensive complaints procedure.
- Maintain detailed records of the steps taken in selecting your fire risk assessor.
As part of the fire risk assessment you will see that you will need additional gas safety as well as electrical certificates. These certificates are essential for all types of lettings whether short, medium or long-term.
Gas safety Certificate [CP12]
The Gas Safety Certificates (CP12) are documents that show that a comprehensive test of all gas appliances within a premises has been undertaken. In the UK, the Gas Safety (Installation & Use) Act 1988 states that the landlord is responsible for having gas pipe work and gas appliances certified as being in safe working condition. It’s therefore a legal obligation to have this certificate. This applies both to short, medium and long term lets.
Gas Safety Certificates are valid for a period of 12 months and must be renewed annually.
A convenient way to order a certificate is through Openrent which has a Gas Safety Certificate Service which can be ordered online and they will give you a digital copy for your records. Prices start from £45 for the boiler certificate plus £15 for each additional appliance. They give you an option of adding boiler service for an additional £55.
You can also use a local service, a good place to start is by using a tradesperson verified site such as Checkatrade.
Electrical Installation Condition Report (EICR)
Electric safety certificates are documents that show that a comprehensive test of the electric wiring within a premises has been undertaken. In the UK, The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 states that the landlord is responsible for electrics to be in a safe working condition. It’s therefore a legal obligation to have this certificate. This applies both to short, medium and long term lets.
Electrical installations need to be inspected and tested by a qualified and competent person at an interval of at least every 5 years.
A convenient way to order a certificate is through Openrent which has an Electrical Safety Certificates for Landlords service which can be ordered online and they will give you a digital copy for your records. Prices start from £159 plus £10 per room. They give you an option of adding Portable Appliance Testing (PAT) for an additional £69 which includes up to 10 appliances to be tested and certified as safe.
You can also use a local service, a good place to start is by using a tradesperson verified site such as Checkatrade.
Linked hard-wired smoke detectors
Linked hard-wired smoke detectors will now be required in all bedrooms and living rooms as well as protected escape routes leading to the main fire exit. We recommend liaising with your professional fire assessor for guidance and advice if you employ their services.
You can also use a local service to find someone to hardwire the smoke alarms. A good place to start is by using a tradesperson verified site such as Checkatrade.
Exit door locks
Thumb turn locks are now strongly recommended on all exit doors so that it’s not necessary to need a key to unlock them from the inside. These can usually be retro-fitted to most doors quite easily.
It’s likely you can fit this yourself. But if not, a local handyman or locksmith will be able to do this for you. A good place to start is by using a tradesperson verified site such as Checkatrade.
Emergency lighting
Emergency escape lighting is required in all bedrooms and along the escape route such as plug-in torches. Look out for BS EN 1838 lighting which provides illumination in the event of failure of supply to the normal lighting. Borrowed light from an external source, such as a streetlight can be taken into account but will need to be assessed to determine if it’s sufficient. Some larger properties may need full escape lighting, as torches may not be sufficient. A fire risk assessor can offer advice on suitable options when undertaking a risk assessment.
Escape routes and fire doors
All protected escape routes must have doors with a 30-minute fire protection capability or an adaptation that offers the same level of protection. Again, your fire assessor can offer advice on this and confirm if your current doors are compliant.
Candles
Candles present a fire hazard due to their open flames, which can ignite nearby objects. Spilled wax can create flammable pools, and unattended candles may be knocked over. Candle fires can escalate quickly, causing property damage and potential harm.
Candles should be prohibited in your accommodation as they are a common cause of fire if left unattended. You will need to provide a clear policy about this prohibition for your guests.
Hot water and heating
Annual checks of UK heating systems are vital for safety and efficiency. Routine maintenance helps detect and prevent issues such as gas leaks, carbon monoxide leaks, and boiler malfunctions that can lead to fires or health hazards. Regular servicing ensures proper performance, reduces energy waste, and prolongs system lifespan.
All hot water and heating systems will need to be inspected annually. This will include systems powered by renewable energy e.g. air/ground source heat pumps.
Chimneys
If your property has an active chimney, it will need to be cleaned annually.
Annual chimney cleaning is essential to prevent dangerous creosote buildup. Creosote, a byproduct of wood burning, can ignite and cause chimney fires.
Regular cleaning also removes obstructions like birds’ nests or debris, which can restrict airflow and cause poor ventilation, increasing the risk of carbon monoxide poisoning. It ensures safe, efficient chimney operation.
Fire extinguisher / fire blanket
There should be a reasonable provision of firefighting equipment such as fire extinguishers or fire blankets.
A fire blanket in the kitchen is a smart precaution. It offers immediate defense against stovetop fires, oil splatters, or pan flames. It’s easy to use, efficiently containing fires before they escalate. Quick access to a fire blanket can prevent property damage and protect lives, making it an essential kitchen safety tool.
Fire extinguishers on the other hand are also indispensable for safety. It provides a means to tackle various types of fires, from grease fires to electrical or paper-based flames. Quick access to an extinguisher is crucial in preventing kitchen fires from growing, safeguarding both property and lives, making them an essential kitchen safety device.
What to do next
We would advise your Fire Risk Assessment is undertaken by a professional, accredited Fire Safety Risk Assessor, rather than completing the risk assessment yourself, as the new guidelines are more complex and they will have a thorough understanding of the changes and requirements for your property. A professional Fire Risk Assessor will ensure you do not put yourself or any guests at risk.
