Does the RRO 2005 apply to holiday lets?

Yes. A holiday let made available to paying guests is a non-domestic premises for the purposes of the Regulatory Reform (Fire Safety) Order 2005. The owner is the responsible person and must carry out a fire risk assessment, implement fire safety measures, and maintain records. This applies even to properties let through platforms like Airbnb or Sykes Cottages — the platform does not carry the legal responsibility; the owner does.

What fire safety information should guests receive?

Guests should be provided with: the location of all fire exits; the escape route from each bedroom; the location of smoke and CO alarms; the assembly point; the location of any fire extinguisher or fire blanket; and a clear instruction to call 999 in an emergency. This is typically covered by a fire action notice displayed in each room and a welcome booklet. The fire action notice must be kept current — if the layout or assembly point changes, update it before the next let.

Do I need a fire extinguisher in my holiday cottage?

While not universally mandatory under the RRO 2005 for all small holiday lets, most insurers and booking platforms require at minimum a kitchen extinguisher. A 1 kg ABC dry powder or a 2 kg CO₂ extinguisher is appropriate for a domestic-scale kitchen. A fire blanket is also strongly recommended — it is more effective than an extinguisher for a chip pan fire. See our fire blanket use guide and fire extinguisher types guide.

How often must smoke alarms be tested in a holiday let?

Between every guest letting — not just annually. Each changeover is the equivalent of a new tenancy, and the property should be checked, alarms tested, and the fire action notice confirmed as visible and current. Test every alarm by pressing the test button; confirm all interconnected alarms trigger from a single test. Replace any alarm older than 10 years or any that fails the test.

What about outdoor fire pits and pizza ovens at holiday lets?

Outdoor fire features are a material change to the risk profile of the property and must be addressed in the fire risk assessment. Key controls include: a safe clearance zone marked around the fire pit; a means of extinguishment (water bucket or fire blanket) within reach; written instructions to guests; and a prohibition on leaving open fires unattended. Garden fire spread risk should also be addressed — see our BBQ and outdoor fire safety guide.

⚠ Emergency: If you discover a fire in a holiday let — activate any alarm, get everyone out, call 999 from outside.

Guide — Landlord & Property

Fire Safety for Holiday Lets

A holiday let is a non-domestic premises under UK fire law. Owners have the same fire safety obligations as a hotel or guest house — fire risk assessment, fitted alarms, clear escape routes, and documented maintenance. The property's size does not reduce the legal duty.

RRO 2005 Airbnb & short lets Landlord duties

Legal position

Holiday let owners are the responsible person under the RRO 2005. A fire risk assessment is legally mandatory. Failure to carry one out — or to act on its findings — can result in a prohibition notice, prosecution, and unlimited fines. Platform registration does not transfer this liability.

Holiday let fire safety checklist

Item	Detail	Status
Fire risk assessment	Required under RRO 2005 — must be written, reviewed annually and after any property changes	Legal requirement
Smoke alarms	On every floor; interlinked recommended; test between every letting	Legal requirement
CO alarms	Required in any room with a solid fuel appliance; strongly advised near gas appliances	Legal requirement (solid fuel)
Fire extinguisher	At minimum a 1 kg ABC dry powder or 2 kg CO₂ in the kitchen area; wall-mounted	Best practice / insurer-required
Fire blanket	BS EN 1869 compliant; wall-mounted adjacent to cooking area; checked between lets	Best practice
Fire action notice	Prominently displayed in each bedroom and kitchen; shows escape route, assembly point, and 999 instruction	Best practice / platform-required
Escape route	Unobstructed at all times; all exit doors openable without a key from inside	Legal requirement
Furniture fire safety	All upholstered furniture must comply with the Furniture and Furnishings (Fire Safety) Regulations 1988 — confirm with labels	Legal requirement
Gas safety certificate	Annual Gas Safe inspection; certificate renewed each year and provided to guests on request	Legal requirement
EICR	Electrical Installation Condition Report — required every 5 years or on change of tenancy	Legal requirement

Why holiday lets need stronger fire safety than standard rentals

Guests in a holiday let are unfamiliar with the property. They do not know where the exits are, where the alarms are, or what the assembly point is. They may arrive late at night, be tired, and go to sleep without reviewing any safety information. This is fundamentally different from a tenant who has lived in a property for months and knows it well. Fire action notices, clear escape routes, and functioning alarms are therefore more critical in a holiday let than in a standard tenancy.

Between-let fire safety checks

Every changeover should include a brief fire safety walkthrough: test all alarms; check fire extinguisher pressure gauge; confirm fire blanket casing is intact; check all escape route doors open freely; confirm fire action notices are displayed and legible; and check that nothing has been moved to block escape routes. This walkthrough takes less than five minutes and should be documented as part of the changeover record.

For the legal basis of fire risk assessment requirements, see our fire risk assessment guide. For carbon monoxide specifically, see our carbon monoxide safety guide.

Booking platform requirements

Most major holiday let platforms now require fire safety documentation as a condition of listing. This typically includes a current fire risk assessment, working smoke and CO alarms, and evidence of gas and electrical safety checks. Platform requirements do not substitute for legal requirements — they are in addition to them. A property that meets platform requirements but not RRO 2005 requirements is still non-compliant.

Frequently asked questions

FAQ

Fire Safety for Holiday Lets

Holiday let fire safety checklist

Why holiday lets need stronger fire safety than standard rentals

Between-let fire safety checks

Booking platform requirements

Related guidance

Frequently asked questions

Frequently asked questions