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Legal requirement

Fire risk assessment

Every holiday let needs a written fire risk assessment, kept under review.

Applies to: Every holiday let and Airbnb, whatever its size.

How oftenReview at least yearly, and after any change or incident
Who can do itYou, if you feel competent, or a professional assessor
Typical costFree to do yourself; about £150 to £400 for a small cottage done professionally
If it's missedEnforcement notices; serious cases can mean an unlimited fine and up to 2 years in prison

What the rules say

If you charge people to stay, you are the "responsible person" under the Regulatory Reform (Fire Safety) Order 2005. That means you must assess the fire risks in the property and put sensible precautions in place.

Since 1 October 2023 the whole assessment must be written down, not just the main findings. If someone helped you, you must record their name and organisation. Your local fire and rescue service enforces the rules.

What to do

  1. Use the free GOV.UK guide for small paying guest accommodation (up to about 10 guests on two floors). Larger properties should use the sleeping accommodation guide or a professional.
  2. Walk through the property: what could start a fire, who is at risk, how guests would escape at night.
  3. Decide on precautions: interlinked smoke and heat alarms, CO alarms, fire doors, emergency lighting, a fire blanket.
  4. Write it all down, date and sign it, and keep it with your records.
  5. Review it every year and whenever you change the layout, furniture or number of beds.

Elsewhere in the UK

Scotland: Required under the Fire (Scotland) Act 2005 and a mandatory condition of your short-term let licence. The Scottish Fire and Rescue Service enforces it.

Wales: The same Fire Safety Order 2005 applies, and the Welsh Government publishes its own guide for paying guest accommodation.

Northern Ireland: Required under the Fire and Rescue Services (NI) Order 2006 and the Fire Safety Regulations (NI) 2010. NIFRS publishes a guide for small self-catering premises.

Tips from the field

  • The assessment decides what else is legally required, so get this one right first.
  • Leave a short fire plan in the welcome folder: escape routes, how to call 999, where the blanket is.
  • Log your alarm tests at each changeover. It is good evidence your precautions work.

Official sources

Costs are typical 2025/26 prices, not official figures. This is general information, not legal advice. Last checked 26 Sept 2026.

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