Fire Safety Updates: What UK Airbnb Hosts Need to Know in 2025

Introduction

The fire safety regulatory framework for short-term rentals in the UK has undergone significant changes in recent months:

● Short-Term Rental Safety Act 2024 : Enacted on October 15, 2024, and implemented from January 17, 2025, this legislation specifically addresses fire safety in properties let for fewer than 90 consecutive days. It closed regulatory gaps that previously exempted many short-term rentals from commercial accommodation requirements. The Act was triggered by the Manchester holiday apartment fire of July 2023 that resulted in three fatalities.
 ● Enhanced Local Authority Powers : As of February 3, 2025, local councils have expanded enforcement capabilities. Edinburgh City Council led the way on February 10, 2025, conducting 78 spot inspections in its first week, with similar programs launched in Bath (February 18) and Cornwall (March 1). These inspections resulted in 23 immediate prohibition notices across the three regions.
 ● Digital Compliance Certification : From April 1, 2025, all UK short-term rental platforms will require hosts to upload valid fire safety certification before properties can be listed. Airbnb implemented this requirement early on March 15, 2025, with Booking.com and Vrbo following on March 25. The certification must be renewed annually and include photographic evidence of compliance.
 ● Mandatory Annual Assessments : Since February 28, 2025, properties accommodating more than six guests require annual professional fire risk assessments rather than the previous biennial requirement established in 2022. The London Fire Brigade publicly supported this change following their investigation into the Kensington holiday let fire of December 2024.
 ● Insurance Policy Changes : As of January 30, 2025, major insurers including AXA, Aviva, and Direct Line now require documented proof of compliance with current fire safety regulations before issuing or renewing short-term rental insurance policies. This follows a landmark court ruling on January 12, 2025, where an insurer successfully denied a £180,000 claim due to outdated fire safety equipment.

These changes build upon the foundation of historical workplace safety regulations, which you can learn more about in our article on 220 years of workplace health and safety. Recent health and safety legislation updates also provide context for these changes in the broader regulatory environment.

Essential Fire Safety Requirements for Short-Term Rentals

Smoke and Heat Detection Systems

● What PHS offers:
 ○ Comprehensive fire alarm testing and certification services
● Why this is important:
 ○ Early detection dramatically increases evacuation time

Regular maintenance and testing of smoke detection systems are essential, with professional checks recommended every six months. PHS BeSafe offers comprehensive fire alarm testing services, providing landlords with documented proof of compliance and early detection of potential issues. Their technical team can advise on the optimal placement and interconnection of alarms to ensure maximum protection for your guests. Understanding the impact of health and safety on businesses can help hosts appreciate the broader benefits of these safety investments.

Carbon Monoxide Detectors

● What PHS offers:
 ○ CO detection system installation compliant with BS EN 50291
● Why this is important:
 ○ Carbon monoxide is undetectable without proper equipment

These silent killers require particular attention as carbon monoxide is undetectable by human senses. PHS BeSafe's CO detection systems include regular testing and certification services to ensure devices are functioning correctly. Their technical teams can conduct comprehensive assessments of your property to identify all areas requiring CO detection, helping you achieve full compliance while protecting guests from this invisible threat. Property owners should also be aware of The Electricity at Work Regulations 1989 when installing hardwired detection systems.

Fire Extinguishers and Fire Blankets

● What PHS offers:
 ○ Supply of appropriate fire extinguishers for specific property needs
● Why this is important:
 ○ Different fire types require specific extinguisher types

Selecting the right fire-fighting equipment for each area of your property is crucial. PHS BeSafe provides comprehensive fire extinguisher servicing and can supply appropriately rated equipment for various property types. Their fire safety experts can conduct a property assessment to determine optimal placement of extinguishers and fire blankets, ensuring they are accessible in an emergency without compromising your property's aesthetic appeal. Our comprehensive guide to Classes of Fire and Fire Extinguishers provides detailed information on selecting the appropriate equipment for different fire risks.

Emergency Lighting

● What PHS offers:
 ○ Design and installation of emergency lighting systems
● Why this is important:
 ○ Power often fails during fire emergencies

Effective emergency lighting can make the critical difference in helping guests evacuate safely during a fire. PHS BeSafe offers emergency lighting installation that integrates seamlessly with your property's design while meeting all regulatory requirements. Their maintenance packages include regular testing and certification, ensuring systems will perform reliably when needed while documenting compliance for insurance and regulatory purposes. These systems must adhere to The Workplace (Health, Safety and Welfare) Regulations 1992 standards, even for residential rental properties.

Fire-Resistant Furnishings and Materials

● What PHS offers:
 ○ Assessment of existing furnishings for compliance
● Why this is important:
 ○ Non-compliant furnishings can dramatically accelerate fire spread

Ensuring all furnishings meet fire-resistant standards without compromising comfort and style can be challenging. PHS BeSafe works with several approved suppliers of fire-resistant furnishings specifically designed for the holiday let market. Their fire safety assessment service includes a thorough review of existing furnishings to identify non-compliant items, helping you prioritise replacements while maintaining your property's appeal to guests. For areas with higher fire risks, consider using specialized protection like our Flame Gear Coverall for maintenance staff working with heating systems or other potential fire hazards.

Clear Escape Routes

● What PHS offers:
 ○ Property-specific escape route planning
● Why this is important:
 ○ Guests unfamiliar with the property need clear guidance

Developing effective escape routes while maintaining your property's character requires careful planning. PHS BeSafe provides escape route planning services tailored to holiday let properties, including the creation of clear evacuation plans for guests. Their specialists can design discreet yet effective signage systems that meet regulatory requirements without detracting from your property's appeal, along with guest-friendly emergency information that can be incorporated into your welcome materials. For those managing multiple properties, our guide on how to write a health and safety policy offers valuable insights for developing standardized safety procedures across your portfolio.

Consequences of Non-Compliance.

The Health and Safety Executive (HSE) has recently published guidance specifically for short-term accommodation providers, emphasizing the importance of risk assessment and appropriate safety measures. Understanding what is RIDDOR reporting is also essential, as serious fire incidents may require formal reporting to authorities.

Platform-Specific Requirements

Major platforms have introduced their own compliance requirements:

● Airbnb now requires UK hosts to upload fire safety certification and risk assessment documentation before listing activation. Their Airbnb Friendly Buildings Program provides additional resources for enhancing property safety.
● Booking.com has implemented a "safety compliance score" visible to potential guests, affecting property ranking in search results. Their partner safety requirements now include specific fire safety provisions.
 ● Vrbo/HomeAway requires annual safety declaration forms and random verification checks of safety equipment. Their safety guidelines emphasize the importance of fire prevention and detection.
 ● Sykes Cottages and other UK-specific platforms now conduct their own compliance inspections before accepting new properties. Their property standards guide provides detailed information on safety requirements.

Next Steps for Implementation

Contact PHS BeSafe today for a comprehensive fire safety assessment of your holiday let property.

Our experienced safety professionals will conduct a thorough evaluation of your property, identify exactly what you need to become fully compliant, and provide a clear, prioritized action plan tailored to your specific situation. We understand the unique challenges faced by Airbnb and holiday let hosts and can help you achieve compliance while maintaining your property's appeal to guests.

Don't risk fines, property closure, or being delisted from booking platforms. Don't compromise on the safety of your guests or the protection of your investment.

Call us on 0330 123 4567 or visit phs Wastekit www.phsbesafe.co.uk to schedule your professional fire safety assessment today.