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Essential Health and Safety Regulations for Holiday Lets: A Comprehensive Guide

July 9, 2025

Operating a holiday let might sound appealing, but it comes with serious responsibilities. Chief among them is ensuring the safety and well-being of your guests. Health and safety compliance is a legal requirement and the foundation of a smooth-running, trustworthy business.

Failing to meet your legal obligations can lead to fines, prosecution, and worse, harm to your guests. But when done right, a compliant holiday let brings peace of mind, repeat bookings, and better insurance cover. Here’s everything you need to know.

Key Takeaways

  1. Fire safety is now mandatory for all holiday lets, requiring a written Fire Risk Assessment and key precautions like smoke alarms and extinguishers.
  2. Gas appliances must be inspected annually by a Gas Safe engineer, with a CP12 certificate displayed and stored for legal compliance.
  3. Electrical systems need a professional check every five years, and PAT testing older appliances is strongly advised to reduce risks.
  4. You’re legally obliged to assess and manage Legionella risks, even in small properties, to protect guest health.
  5. Specialist holiday let insurance is essential, as standard home cover won’t protect against guest injuries or income loss.

Why Health and Safety Regulations Matter for Holiday Lets

When you welcome paying guests into your property, you take on a duty of care. That means making sure the accommodation is safe, secure, and hazard-free. Not only is this the right thing to do, it’s also your legal responsibility.

Health and safety regulations for holiday lets are designed to protect both you and your guests. Compliance shows you take your responsibilities seriously, reducing your liability and making it easier to obtain comprehensive holiday lets insurance should the unexpected happen.

Key Health and Safety Regulations for Holiday Lets

Fire Safety Compliance

Since October 2023, all holiday lets that provide sleeping accommodation, even for a single night, must have a written Fire Risk Assessment. This applies to small cottages as well as larger multi-storey homes.

You’ll need to:

  • Carry out and document a Fire Risk Assessment
  • Install smoke alarms on every floor
  • Fit carbon monoxide detectors where gas appliances or solid fuel burners are present
  • Ensure clearly marked emergency exits
  • Provide fire extinguishers and fire blankets

These measures aren’t optional. Under the Regulatory Reform (Fire Safety) Order 2005, fire safety is a legal requirement – and rightly so.

Gas Safety Requirements

If your holiday let features any gas appliances – such as a boiler, cooker, gas fire, or water heater – you are legally required to have them inspected annually by a qualified engineer registered with the Gas Safe Register. This process ensures that the appliances are working safely and efficiently, reducing the risk of carbon monoxide leaks, explosions, or other gas-related hazards.

Following a successful inspection, the engineer will issue a CP12 Gas Safety Certificate, also known as a Landlord Gas Safety Record. This certificate must be:

  • Clearly displayed within the property, ideally in a welcome folder or near the appliance
  • Retained on file for a minimum of two years, ready to be shown to authorities or insurers upon request

This is a legal and moral obligation. Regular gas safety checks help protect your property, maintain your legal compliance, and above all, protect the health and wellbeing of your guests.

Electrical Safety Obligations

Electrical installations must be inspected and tested at least every five years by a qualified electrician, who will provide an Electrical Installation Condition Report (EICR).

While Portable Appliance Testing (PAT) isn’t legally required for every appliance, it’s strongly recommended, especially for anything over five years old. If your kettle, hairdryer, or lamp looks like it’s from the 90s, it’s probably time to upgrade or get it tested.

Legionella Risk Management

Legionnaires’ disease is a potentially serious lung infection caused by inhaling water droplets contaminated with Legionella bacteria. The bacteria thrive in warm, stagnant water systems, making any property with stored water a potential risk.

As the owner of a holiday let, you are legally responsible for assessing and managing the risk of Legionella in your property. While the risk in small, domestic holiday lets is generally low, preventative action is essential.

Holiday let owners should:

  • Conduct a basic Legionella risk assessment to identify any features in the water system where the bacteria could multiply (e.g. unused pipes, old water heaters, or infrequently used outlets)
  • Run all taps and showers at least weekly and especially between guest stays to prevent water stagnation
  • Ensure hot water systems heat water to at least 60°C and that cold water remains below 20°C
  • Keep water storage tanks well-maintained, insulated, and covered to prevent debris and contamination

For most domestic lets, a simple documented checklist is sufficient to show due diligence, but professional advice may be needed if your property has a more complex water system.

Furniture and Furnishings Regulations

Under the Furniture and Furnishings (Fire) (Safety) Regulations 1988, all soft furnishings must be fire-resistant. That means sofas, cushions, mattresses, and any padded items provided must:

  • Carry a fire safety label
  • Be replaced if damaged or non-compliant

No one wants their charming vintage armchair to become a fire hazard.

Accessibility and Equality Compliance

The Equality Act 2010 requires that you make reasonable adjustments for guests with disabilities. You don’t need to redesign the entire property, but consider:

  • Installing ramps or grab rails
  • Providing easy-to-read instructions
  • Highlighting accessible features in your listing

Inclusivity benefits everyone and helps you appeal to a wider audience.

Health and Safety Signage and Information

Even the safest holiday let needs clear communication. A well-stocked guest information folder should include:

  • Emergency procedures and contacts
  • Appliance instructions
  • Local healthcare information
  • Wi-Fi password (because we’re only human)

Visible signs for fire exits and emergency instructions are also essential, especially in multi-room or multi-floor properties.

Insurance Considerations for Holiday Lets

Health and safety compliance goes hand-in-hand with suitable insurance. While some elements, like public liability insurance, aren’t legally required, they are highly recommended.

A tailored holiday let insurance UK policy should include:

  • Public liability cover (in case a guest is injured)
  • Employer’s liability (if you hire cleaners or staff)
  • Legal expenses cover
  • Protection for loss of income due to property damage

Policy Powerhouse specialises in non-standard properties and unique insurance needs, so if your property is quirky, converted, or not quite conventional, we’ve got you covered.

Common Compliance Mistakes to Avoid

Health and safety requirements for holiday lets aren’t static. They evolve with new legislation and property use changes. Here are a few pitfalls to dodge:

  • Forgetting regular checks: Fire alarms, gas inspections, and risk assessments aren’t one-and-done tasks.
  • Using outdated equipment: That old toaster might have character, but it could also be a liability.
  • Neglecting paperwork: If it’s not documented, it didn’t happen. Keep records updated and accessible.

Even the most conscientious owner can overlook something, which is why routine reviews and updates are so vital.

Peace of Mind Through Proactive Safety

Managing health and safety in your holiday let doesn’t have to be a headache. With smart planning, consistent upkeep, and expert guidance, you can stay compliant, protect your guests, and keep your holiday business running smoothly.

At Policy Powerhouse, we don’t just insure, we empower. With over 30 years of experience and a passion for problem-solving, we help holiday let owners navigate complex rules with confidence. Whether your property is traditional or non-standard, we offer smart, reliable solutions to keep you protected.

FAQs

Do I need a fire risk assessment for my holiday let? Yes. As of October 2023, all properties offering sleeping accommodation to paying guests must have a written Fire Risk Assessment, even if only let out occasionally.

How often do I need a gas safety check? Every 12 months. Gas appliances must be checked by a registered Gas Safe engineer, with the CP12 certificate kept for two years and displayed in the property.

Do I need specialist insurance for my holiday let? Absolutely. Regular home insurance doesn’t cover the risks associated with letting. Specialist holiday let insurance ensures you’re covered for liability, guest injuries, loss of income, and more.

What safety information should I provide to guests? Include emergency contacts, appliance guides, evacuation procedures, and health services information in a guest information folder, along with signage for fire exits and safety equipment.

By following the health and safety rules when letting a holiday home, you’re not only complying with the law, you’re giving your guests a safe, enjoyable stay, and protecting your business in the process. Let Policy Powerhouse take care of the insurance side, so you can focus on what you do best: providing unforgettable holidays.

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