Health and Safety for Holiday Lets

Written by Nick Grant 29 Aug 2025 21 min read

Health and Safety Considerations for Holiday Lets

If you let out your property to holidaymakers, you have a legal duty of care to your guests. But what exactly are your responsibilities? Health and safety regulations for holiday lets can be complex and are regularly updated, so it’s important to stay informed. As a provider of holiday let insurance, we aim to help you through the maze of regulations. Here’s your at-a-glance Intasure guide to health and safety requirements for holiday lets.

Understanding Health and Safety Regulations

Health and safety regulations for holiday lets often change, so it’s important to stay in the know. This guide will help you navigate the key areas to consider, including:

Fire safety
Gas safety
Electrical safety
Swimming pool and hot tub safety
Oil safety
Accident and emergency planning
Holiday let insurance requirements

Why Is Health and Safety Compliance Important in Holiday Lets?

Looking after the safety and wellbeing of your guests is essential to keep them protected, and to help you avoid legal issues and reputational damage. A serious accident could result in claims, prosecution, or loss of income. When people enjoy their stay without mishaps, you can then tempt them back for return visits, gain positive reviews, and secure those all-important recommendations to family and friends.

General Health and Safety Requirements for Holiday Lets

The first step in making your holiday let compliant with health and safety regulations is to carry out a general risk assessment. This helps identify potential hazards and take preventative action before guests arrive. Use the following checklist to assess your property’s security:

Are there secure handrails on stairs and safety railings on balconies?
Have you removed sharp or protruding objects that could cause injury?
Is non-slip tiling installed in bathrooms, kitchens, and around swimming pools?
Are all slip and trip hazards identified and addressed, such as loose rugs, uneven flooring, or exposed cables?
Have you clearly marked any low ceilings, hidden steps, or sudden drops in flooring with warning signs?
Are external and internal pathways free of obstacles and kept clear at all times?
Have you fitted restrictors to prevent windows from opening dangerously wide?
Is the property well lit, especially escape routes, patios, stairwells, and corridors?
Have you created a guest information file with key safety instructions and local emergency contact numbers?

Fire Safety for Holiday Lets

Fire is a risk in any home, but the danger can increase when guests are staying in unfamiliar surroundings. That’s why fire safety is a key area of responsibility for holiday let owners. It helps you identify potential hazards, assess who may be at risk, and implement appropriate fire safety measures, such as alarms, escape plans, and firefighting equipment. If you offer holiday accommodation to paying guests in England, Wales, or Scotland, you’re legally required to carry out a fire risk assessment and ensure the property complies with the relevant regulations:

England and Wales: Regulatory Reform (Fire Safety) Order 2005[1]
Scotland: Part 3 of the Fire (Scotland) Act 2005, supported by the Fire Safety (Scotland) Regulations 2006[2]

If your property is located outside the UK, you’ll need to comply with local fire safety legislation and conduct your own assessment accordingly.

What Is the Government Fire Safety Guidance?

The UK Government’s ‘Making your small paying guest accommodation safe from fire’ guide applies to properties with up to 10 guests and no more than four bedrooms. It outlines key steps to meet your responsibilities, including:

Carrying out a fire risk assessment to identify potential hazards
Ensuring escape routes are clear and well signed
Installing and maintaining fire detection systems
Providing appropriate firefighting equipment
Keeping everything in good working order through regular checks

In terms of equipment, the guidance recommends:

Smoke alarms in all bedrooms and hallways
Heat alarms in kitchens or other high-risk areas
Alarms should be interlinked, so if one goes off, they all do
Alarms should be tested regularly (ideally after guests leave) and serviced by a professional

You should also provide fire safety equipment such as a fire blanket and a small fire extinguisher, particularly in the kitchen. However, be careful which type you choose. Dry powder extinguishers aren’t recommended for indoor use as they can be dangerous in enclosed spaces and difficult to clean up. You could use water mist, foam, or wet chemical extinguishers instead, especially those rated for Class A, B, and F fires, which cover materials like wood, oil, and cooking fats. All fire safety equipment should be clearly visible, easy to access, and checked regularly to make sure it’s in working order. And remember: guests should be encouraged to leave the property immediately in the event of a fire, not to try and tackle it themselves.

Carry Out a Holiday Let Fire Risk Assessment

If you let out property to paying guests, you're legally required to carry out a fire risk assessment^1,2. This applies in England, Wales, and Scotland, and forms a key part of your duty to keep guests safe. A fire risk assessment is a review of your property to identify potential fire hazards, assess who might be at risk, and determine what safety measures are needed. It helps you reduce the chance of a fire and ensure your guests can escape safely if one occurs. This can be broken down into three key steps:

1. Identify fire hazards

You can’t remove all fire risks, but you can reduce them. Look for the three things that allow a fire to start and spread: heat, fuel, and oxygen.

Sources of ignition: Faulty wiring or appliances, portable gas heaters, cooking areas, open fires, and log burners
Flammable materials: Furniture, curtains, bedding, decorations, and wall coverings
Oxygen and airflow: Open windows and doors, ventilation systems, or air conditioning

Once hazards are identified, take action to reduce them, such as adding a hearth to a fireplace, upgrading to fire-retardant furnishings, or installing fire doors.

2. Assess who’s most at risk

Consider how a fire could affect different types of guests. Young children, elderly visitors, or people with disabilities may need more support to evacuate. Make sure your fire safety plan works for everyone who might stay in your property.

3. Put safety measures in place

Based on your findings, install appropriate fire prevention tools and clear guidance for guests. This could include:

Installing and maintaining smoke alarms in key areas
Displaying a fire action notice with a simple emergency plan
Providing a fire blanket in the kitchen and a small extinguisher on each floor (located near stairs)
Placing clear warning signs to advise guests to evacuate immediately and not tackle large fires

Fit and Maintain Fire Alarms

Holiday lets must have the right fire detection systems in place^1,2. Interlinked smoke and heat alarms are a key requirement in helping to keep guests safe. You should install:

Smoke alarms in bedrooms, hallways, and other living spaces
Heat alarms in kitchens or other areas where smoke may cause false alarms

All alarms must be interlinked, so if one sounds, they all do. This ensures guests can hear the alarm wherever they are in the property. Where possible, alarms should be mains powered and have a battery backup, in line with fire safety guidance. Regular maintenance is also essential. Test alarms between guest stays and follow manufacturer recommendations for servicing and replacement.

Create Fire Escape Plans

Guests need a clear and safe way to exit the property in case of fire. Your fire escape plan should include:

Emergency lighting in hallways, staircases, and other escape routes
Fire escape signs to clearly show the way out
Accessible fire safety equipment like blankets and extinguishers
Interlinked smoke and heat alarms throughout the property
Regular checks and maintenance of all fire safety systems

You should also provide simple instructions to guests so they know what to do and where to go in an emergency, such as a printed fire action plan.

Follow Furniture and Furnishing Safety Regulations

Furniture and fabrics can be a serious fire risk, so strict rules apply to what you can use in a holiday let. All upholstered furniture provided must meet the standards set out in the Furniture and Furnishings (Fire) (Safety) Regulations 1988[3], as amended. This applies to items such as:

Sofas and armchairs
Cushions and seat pads
Mattresses and bed bases

Generally, any domestic furniture purchased after 1 March 1990 should already meet these fire safety standards. Look for a permanent label confirming compliance. If you’re using older or second-hand furniture, check it carefully or replace it if there’s any doubt about whether it meets the legal requirements.

Ensure Your Chimney Is Fire Safe

If your holiday let has an open fire or wood-burning stove, you have a responsibility to ensure the chimney is safe to use.

Have the chimney professionally swept on a regular basis—at least once a year, or more often depending on how frequently it’s used.
Clean the flue and fireplace area to prevent the build-up of soot or creosote, which can be a major fire risk.
Provide guests with clear instructions on how to use the fire safely, including suitable fuel types and ventilation advice.

Install Holiday Let Fire Precaution Measures

Installing the right fire protection features can help slow the spread of fire and give guests more time to escape safely. Key measures to consider include:

Fire doors: Fire doors help contain fire and smoke, particularly between high-risk areas like kitchens and sleeping spaces. Doors should close securely and remain unobstructed.
Fire safety equipment: Provide clearly visible fire blankets and extinguishers in appropriate locations, such as kitchens and hallways.
Emergency lighting: In case of a power cut, emergency lighting can guide guests safely out of the property. This is especially important in properties with complex layouts or no natural light in escape routes.

Electrical Safety for Holiday Lets

There’s no specific legal requirement in England and Wales for electrical checks in holiday lets, but it’s strongly recommended. In Scotland, certain checks are required by law[4]. As the owner, it’s your responsibility to make sure all electrical systems and appliances are safe for guests. Faulty electrics can lead to accidents or fires, so regular checks are important. Things to consider:

Electrical checks: Get a qualified electrician to inspect fixed wiring, sockets, and electrical systems regularly. This also applies to things like hot tubs and pools.
Appliances in good condition: Make sure portable items like kettles, toasters, and hairdryers work properly and don’t show signs of damage.
Avoid trailing cables: Don’t run wires across floors or doorways where people could trip or damage them.
Fix problems quickly: If something isn’t working safely, get it repaired or replaced by a qualified professional.

Do You Need Electrical Safety Certificates for Holiday Lets?

Whether you need an electrical safety certificate depends on where your holiday let is based. In England and Wales, there’s no legal rule that says you must have one. But it’s still a good idea to get all fixed wiring checked by a qualified electrician, ideally someone registered with NICEIC, every five years[5]. It helps keep your property safe and lowers the risk of electrical problems or fire. In Scotland, it’s a legal requirement⁴. To get a short-term let licence, you’ll need an Electrical Installation Condition Report (EICR) for your fixed wiring, and Portable Appliance Testing (PAT) for all movable electrical items used by guests. These checks must be done before you apply for a licence and then repeated every five years. You should keep the certificates safe in case you’re asked to show them.

Do You Need PAT Tests for Holiday Lets?

PAT stands for Portable Appliance Testing, which involves checking electrical items like kettles, toasters, and lamps to make sure they’re safe to use. These small appliances get a lot of use in holiday lets, so it’s important to make sure they don’t pose a risk to guests. A qualified electrician can inspect the items and may use testing equipment to check for hidden faults. In Scotland, PAT testing is a legal requirement under the short-term let licensing scheme⁴. You’ll need a valid PAT report before applying for a licence, and the tests must be repeated at least every five years. Annual checks are often recommended for appliances that are used frequently. In England and Wales, PAT testing isn’t a legal requirement, but it’s still considered good practice. Regular testing helps spot problems early and reduce the risk of electric shock or fire.

Electrical Installation Condition Reports (EICR) for Holiday Lets

An EICR is a safety check of your property's fixed wiring, including sockets, lights, and fuse boxes. It’s done by a qualified electrician to spot faults or anything unsafe. The report highlights any issues and recommends fixes, helping reduce the risk of fire or electric shock. In Scotland, an EICR is legally required for short-term let licences and must be renewed every five years⁴. In England and Wales, it’s not a legal requirement, but it's strongly recommended. Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020[6], long-term rental properties must have an EICR every five years. While holiday lets aren’t covered by this law, many owners follow the same standard as a best practice to ensure guest safety.

Electrical Safety Devices for Holiday Lets

Electrical safety devices help protect your guests from electric shocks and reduce the risk of fires. They're built into your property's electrical system and act as a first line of defence if something goes wrong. The most common are residual current devices (RCDs), which cut the power if they detect a fault, like electricity flowing where it shouldn’t. You might also have circuit breakers that trip if there's an overload, and surge protectors to stop sudden spikes from damaging appliances. These devices help prevent injuries and can show you've taken reasonable steps to make your holiday let safe. To make sure these systems are working properly, it’s a good idea to have an Electrical Installation Condition Report (EICR) done every five years[7]. In Scotland, this is a legal requirement for short-term lets⁴. In England and Wales, it’s not required by law, but it’s strongly recommended. An EICR usually costs between £150 and £300[8], depending on the size of your property. Larger homes or those with more complex wiring may cost more. The inspection checks your whole electrical system and confirms whether safety devices like RCDs are installed and working correctly.

Gas Safety for Holiday Lets

If your holiday let has gas appliances, you must make sure they’re safe. Under the Gas Safety (Installation and Use) Regulations 1998[9], you’re legally required to have a gas safety check every year, carried out by a Gas Safe registered engineer, and to keep a valid certificate. These rules apply across the UK and help protect your guests from risks like gas leaks and carbon monoxide.

Do You Need a Gas Safety Certificate for Holiday Lets?

Yes, if your holiday let has gas appliances, you’ll need a valid gas safety certificate. This is a legal requirement under the Gas Safety (Installation and Use) Regulations 1998⁹. A gas safety certificate is issued after a qualified Gas Safe registered engineer checks your gas appliances, pipework, and flues to make sure they’re working safely. This includes boilers, gas fires, cookers, and heaters. The check must be done every 12 months, and you should keep a copy of the certificate on file. It’s also a good idea to display it somewhere guests can see it, such as in a welcome pack or near the boiler. Even if you only let your property for part of the year, the requirement still applies.

Fit and Maintain Carbon Monoxide Alarms

A carbon monoxide (CO) alarm detects carbon monoxide gas, which is a colourless, odourless, and potentially deadly gas that can leak from faulty appliances. To help keep your guests safe, you should install a carbon monoxide alarm in any room used as living accommodation that contains a fixed combustion appliance. This is a requirement under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022[10], and includes gas or oil boilers, open fires, and log burners. Key requirements[11]:

Install at least one smoke alarm on every storey used as living accommodation.
Fit a carbon monoxide alarm in any room with a fixed combustion appliance, excluding gas cookers.
Ensure all alarms work at the start of each new tenancy.
Repair or replace faulty alarms as soon as you're made aware, usually within 28 days.
Failure to comply may result in enforcement action and fines of up to £5,000.

Swimming Pool and Hot Tub Safety for Holiday Lets

Offering a hot tub or swimming pool can add appeal to your holiday let, but it also brings added responsibility. You're expected to take reasonable steps to ensure both guest safety and hygiene. According to the Health and Safety Executive (HSE)[12], holiday let owners should follow guidance to reduce the risk of accidents and illnesses, including infections like legionella. Recommended safety measures include:

Installing a secure fence or barrier around pools or tubs
Providing clear safety signage and usage instructions
Ensuring safety equipment is available and easy to access
Using non-slip surfaces around wet areas
Carrying out regular risk assessments for both guests and anyone maintaining the equipment

You can find official advice in the HSE’s ‘Hot tubs used as part of a business activity’ guidance.

Oil Safety for Holiday Lets

If your holiday let uses oil-fired appliances, such as a boiler or range cooker, it’s important to keep them properly serviced and maintained. Under UK safety guidance[13], these appliances should be inspected regularly by an OFTEC-registered technician and serviced in line with the manufacturer’s instructions. You’ll also need to follow rules on safe oil storage, including using a compliant tank and checking for leaks.

Oil Safety Certificates

Oil safety certificates aren’t a legal requirement for holiday lets, but regular checks are recommended¹³. If your property uses oil-fired appliances such as boilers, cookers, or heaters, it’s good practice to have them inspected by an OFTEC-registered technician. After the inspection, the technician can issue an OFTEC CD/12 Landlord Oil Installation Check form. While not compulsory, this document confirms that the appliance has been checked and is in safe working order, which can help show your duty of care to guests and support insurance policies. Even though there’s no legal requirement for a certificate, having annual checks recorded by a qualified technician is a sensible step, particularly if you let your property regularly to paying guests.

Oil Fired Appliances

UK Building Regulations and British Standards outline that oil-fired boilers, cookers, and similar equipment should be serviced periodically and in line with the manufacturer’s instructions[14]. This applies to boilers, cookers, and heating systems used in holiday lets. You also need to follow UK government guidance on oil storage, which includes using a compliant tank, preventing leaks, and placing the tank on a suitable base. These rules are set out in the Control of Pollution (Oil Storage) (England) Regulations 2001, and similar regulations apply in Scotland, Wales, and Northern Ireland.

Create a Plan for Accidents and Incidents

Even with all the right safety measures in place, accidents can still happen, so it’s important to be prepared. Create a simple emergency action plan and make sure guests know what to do. Include a guest information file with up-to-date emergency contact numbers, including local medical services, emergency plumbers, and utility providers. You should also provide clear instructions on what to do in the event of a fire, as well as how to turn off the gas, electricity, and water if needed. Visible, easy-to-follow guidance can help guests respond quickly and safely in an emergency.

Holiday Let Insurance Requirements

While health and safety measures help prevent incidents, having suitable insurance can add another layer of protection for both you and your guests. Holiday let insurance can provide cover for a range of risks, such as accidental damage, public liability claims, or loss of rental income. It’s important to check that your policy is tailored for short-term lets and includes relevant cover, especially if your property includes features like a hot tub, open fire, or swimming pool. To learn more about what’s typically included, visit our holiday let insurance page.

Stay Up to Date with Holiday Let Health and Safety Requirements

Running a holiday let comes with ongoing responsibilities, and it’s essential to keep track of any changes to legal or safety standards. Make a habit of reviewing government guidance and industry advice to ensure your property continues to meet expectations. After all, staying proactive helps protect your guests, your business, and your peace of mind. The opinions and views expressed in the above articles are those of the author only and are for guidance purposes only. The authors disclaim any liability for reliance upon those opinions and would encourage readers to rely upon more than one source before making a decision based on the information.

Sources

FP1291-2025. Exp. 27.08.2025

[1] https://www.legislation.gov.uk/uksi/2005/1541/contents/made

[2] https://www.legislation.gov.uk/asp/2005/5/part/3

[3] https://www.legislation.gov.uk/uksi/1988/1324/contents

[4] https://www.legislation.gov.uk/sdsi/2022/9780111052211

[5] https://www.gov.uk/government/publications/electrical-safety-standards-in-the-private-rented-sector-guidance-for-landlords-tenants-and-local-authorities/guide-for-landlords-electrical-safety-standards-in-the-private-rented-sector

[6] https://www.legislation.gov.uk/ukdsi/2020/9780111191934

[7] https://www.gov.uk/government/publications/electrical-safety-standards-in-the-private-rented-sector-guidance-for-landlords-tenants-and-local-authorities/guide-for-landlords-electrical-safety-standards-in-the-private-rented-sector

[8] https://electriciancourses4u.co.uk/useful-resources/electrical-installation-condition-reports-eicr-need-know/

[9] https://www.legislation.gov.uk/uksi/1998/2451/contents

[10] https://www.legislation.gov.uk/uksi/2022/707/contents/made