Short-term lets and holiday rentals — including Airbnbs, serviced apartments, and holiday cottages — are booming across Surrey. From Guildford townhouses and Woking apartments to converted barns near Farnham and cottages in the Surrey Hills, more people than ever are offering accommodation to guests.
But there’s a question that keeps coming up:
“Do I really need a Fire Risk Assessment for my Airbnb or short-term let?”
The answer is simple: yes.
If you rent out your property, even occasionally, you have legal fire safety responsibilities under UK law. The moment you accept paying guests, your property stops being a private home and becomes a commercial premises in the eyes of fire safety legislation.
And in Surrey, that means Surrey Fire & Rescue Service has the authority to inspect your property, issue enforcement notices, or take legal action if you don’t comply.
This article explains exactly what those responsibilities are, how the law applies to short-term lets and Airbnb hosts, and what practical steps you can take to stay compliant and keep your guests safe.
Why the Law Applies to Short-Term Lets
Fire safety in short-term accommodation is covered by the Regulatory Reform (Fire Safety) Order 2005, often called the Fire Safety Order.
This law applies to all non-domestic premises — and that includes:
- Airbnb and other short-term lets
- Holiday cottages
- Serviced apartments
- Bed and breakfast accommodation
- Guest houses and small hotels
If you’re receiving payment from guests, you’re effectively operating a business, and the law expects you to manage fire safety just like any other commercial premises.
You can read the official guidance here:
👉 GOV.UK – Fire Safety Guidance for Short-Term Lets
And Surrey-specific information here:
👉 Surrey Fire & Rescue – Business Safety Advice
The “Responsible Person”
Under the Fire Safety Order, every property must have a Responsible Person — someone legally accountable for fire safety.
For short-term lets, that’s usually the property owner, landlord, or managing agent.
The Responsible Person must:
✅ Carry out a Fire Risk Assessment (FRA).
✅ Identify fire hazards and risks to guests.
✅ Implement safety measures to reduce those risks.
✅ Maintain fire alarms, lighting, and emergency exits.
✅ Provide guests with clear fire safety information.
Failing to do these things can lead to enforcement notices, fines, or even prosecution if a fire occurs.
What a Fire Risk Assessment Involves
A Fire Risk Assessment is not just a formality — it’s the foundation of your legal compliance.
It’s a systematic review of your property that identifies:
- What could cause a fire
- Who might be at risk (especially guests unfamiliar with the layout)
- How people would escape safely
- What fire safety measures are in place (and what’s missing)
The assessment will then outline clear actions to bring your property up to standard — such as installing interlinked smoke alarms, upgrading doors, or adding emergency lighting.
If you’re running a small, low-risk property (like a single-family home rented occasionally), you can start with the Government’s simplified guide:
👉 Fire Safety Guidance for Small Paying Guest Accommodation (GOV.UK).
But if your property has multiple rooms, floors, or guest units — or if you’re not sure what’s required — you’ll need a professional Fire Risk Assessment carried out by a competent assessor, like the team at ESI: Electrical and Fire Safety Specialists.
Key Fire Safety Requirements for Short-Term Lets
Here’s what inspectors (and the law) expect to see in a compliant short-term let in Surrey.
1️⃣ Smoke and Heat Alarms
You must have interlinked smoke alarms in all circulation spaces (hallways, landings) and heat alarms in kitchens.
These should be hardwired or long-life battery models that interconnect — so if one sounds, they all do.
Battery-operated stand-alone alarms are no longer enough.
Recommended standard: BS 5839-6:2019 (Grade D1 LD2 system)
2️⃣ Carbon Monoxide Detectors
If you have any fuel-burning appliances (gas, oil, or wood), a carbon monoxide alarm is required by law.
It should be placed in every room with a combustion appliance, including log burners and boilers.
3️⃣ Escape Routes and Exits
Guests must be able to escape easily and safely — even if they’ve never been in your property before.
That means:
- Exit doors should open easily without a key.
- Hallways and stairwells should be kept clear.
- Windows used as emergency exits should open fully and be large enough to climb through.
- Escape routes should be lit (consider emergency lighting in larger or multi-level properties).
If your property is larger or has complex layouts, your assessor may recommend emergency lighting compliant with BS 5266-1:2016.
4️⃣ Fire Doors and Compartmentation
In smaller properties, solid doors with good-fitting frames may be acceptable.
But for larger lets, converted properties, or multi-occupied buildings, fire doors will likely be required — particularly between kitchens and sleeping areas, and between guest accommodation and staircases.
Fire doors slow down the spread of fire and smoke, giving guests more time to escape.
They must close properly and not be wedged open.
5️⃣ Fire Fighting Equipment
You must provide suitable fire extinguishers and a fire blanket in the kitchen area.
For small lets, a single multi-purpose (A/B/C rated) extinguisher and a blanket may be sufficient.
For larger properties, extinguishers should be positioned on each floor and serviced annually under BS 5306-3:2017.
6️⃣ Fire Safety Information for Guests
Guests must know what to do if there’s a fire.
You should:
- Display a simple fire action notice in a visible location (e.g. entrance hall or kitchen).
- Provide written information in your welcome book or digital guide, including:
- How to raise the alarm
- What to do if it sounds
- Exit routes
- Assembly point location
- Emergency contact numbers
If you use Airbnb, you can include safety details under the “Guest Safety” section of your listing.
7️⃣ Electrical Safety
Old or overloaded wiring is one of the most common causes of fires in domestic rentals.
Every property should have a current Electrical Installation Condition Report (EICR) carried out by a qualified NICEIC-approved contractor every five years (or sooner if advised).
Appliances provided for guests should also be PAT tested regularly — particularly kettles, toasters, hairdryers, and heaters.
You can read more about this on ESI’s Electrical Testing Services page.
8️⃣ Furniture and Furnishings
All furniture, soft furnishings, and mattresses provided for guests must comply with the Furniture and Furnishings (Fire) (Safety) Regulations 1988.
Look for the permanent fire-resistant label attached to each item.
9️⃣ Record Keeping and Reviews
Keep written records of your Fire Risk Assessment, alarm tests, extinguisher servicing, and any maintenance work.
These don’t have to be complicated — a simple fire safety logbook will do.
Review your Fire Risk Assessment annually, or sooner if:
- You refurbish or alter the layout
- You install new heating or electrical systems
- You have an incident or near miss
The Fire Safety Act 2021 and Shared Buildings
If your Airbnb or serviced apartment is part of a larger building — for example, a converted house or block of flats — the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022 may also apply.
That means the Fire Risk Assessment for the building must now cover:
- External walls and cladding
- Flat entrance doors
- Common areas (stairwells, lobbies, corridors)
So if you own or manage a flat you rent out, you’ll need to:
- Make sure the building’s main Fire Risk Assessment includes your entrance door.
- Coordinate with the freeholder or managing agent to ensure compliance.
- Keep your own fire safety documentation for the let itself.
You can read more here: GOV.UK – Fire Safety Act 2021.
Enforcement in Surrey
Surrey Fire & Rescue Service enforces the Fire Safety Order locally.
Their officers carry out inspections and audits of short-term lets, especially where they receive complaints or concerns about unsafe accommodation.
If they find breaches, they can issue:
- Enforcement Notices (requiring you to fix problems within a deadline)
- Prohibition Notices (stopping you from renting out the property until it’s made safe)
- Prosecution in severe cases where guests have been put at risk
Enforcement action is made public — and could impact your ability to operate on Airbnb or other platforms.
So it’s far better (and cheaper) to get compliant before they arrive.
How to Stay Compliant and Guest-Safe
Here’s a simple checklist for Surrey Airbnb and short-term let owners:
✅ Complete or commission a Fire Risk Assessment (review yearly).
✅ Install interlinked smoke and heat alarms (BS 5839-6).
✅ Fit carbon monoxide detectors where required.
✅ Keep exits clear and accessible at all times.
✅ Provide a fire blanket and extinguisher.
✅ Maintain all systems and record checks in a logbook.
✅ Share clear evacuation instructions with guests.
✅ Use only fire-rated furniture and fittings.
✅ Test electrics (EICR every five years).
Following this checklist doesn’t just keep you legal — it builds trust with guests, protects your reputation, and reduces your liability.
Partnering with ESI
At ESI: Electrical and Fire Safety Specialists, we’ve been helping local businesses, landlords, and property owners across Surrey stay safe and compliant for over 20 years.
Our team carries out professional Fire Risk Assessments for Airbnbs, serviced accommodation, and short-term lets — fully compliant with national standards like BS 9999, BS 5839, and BS 5266.
We’ll inspect your property, identify what’s needed to meet the law, and provide practical, cost-effective recommendations that protect both your guests and your property.
Whether you manage one Airbnb or a portfolio of serviced apartments, we’ll make sure your fire safety setup satisfies both Surrey Fire & Rescue and your insurance provider.
Book your Fire Risk Assessment in Surrey today and get peace of mind that your guests — and your business — are safe.
