Serviced Accommodation Fire Risk Assessment

Legal Duties

What are your fire safety responsibilities?

The Regulatory Reform (Fire Safety) Order 2005 is the primary legislation covering general fire safety in England and Wales—supported by subsequent amendments, the Fire Safety Act 2021—which clarified responsibilities in residential buildings—and the Fire Safety (England) Regulations 2022, which introduced additional duties for certain multi-occupied residential premises in England.

In Scotland, general fire safety duties are set out under Part 3 of the Fire (Scotland) Act 2005, supported by the Fire Safety (Scotland) Regulations 2006, which together place duties on those responsible for premises.

As an employer, building owner, landlord, or occupier, you are classed as the Responsible Person and are required to ensure that a suitable and sufficient fire risk assessment is carried out and kept up to date. Fire risk assessments may be completed as a standalone exercise or as part of a wider safety management system.

Based on the findings of the assessment, the Responsible Person must ensure that appropriate fire safety measures are in place to reduce the risk of injury or loss of life in the event of a fire.

A serviced accommodation fire risk assessment should identify potential fire hazards, sources of ignition, combustible materials, and the people who may be at risk, and set out actions required to manage and reduce those risks.

For further information on fire safety duties and guidance, please refer to government fire safety guidance and the relevant Health and Safety Executive (HSE) resources.

As the responsible person you must:

carry out a suitable and sufficient fire risk assessment of the premises and keep it up to date, reviewing it when necessary (e.g., changes in use, occupants, or layout)
tell staff, residents, or their representatives about the fire risks you have identified and how they are being managed
put in place and maintain appropriate fire safety measures, including detection, alarm systems, escape routes, fire doors and other precautions proportionate to the risk
plan for an emergency, including ensuring that escape routes are available, understood, and practised where appropriate
provide people on the premises with information, instruction, and training on fire safety measures and emergency procedures

What's Included

What a fire safety risk assessment should include.

The purpose of a serviced accommodation fire risk assessment is to identify fire hazards, identify people at risk, evaluate and reduce those risks where necessary, record significant findings, plan for an emergency, provide appropriate information and training, and review the assessment regularly.

The assessor will reference a question template when completing the assessment, the completed report or survey can document the following examples.

Electrical sources of ignition
Smoking
Arson/wilful fire raising
Portable heaters and heating installations
Cooking
Lightning
Housekeeping and storage arrangements
Hazards introduced by outside contractors and builders
Dangerous substances
Other significant fire hazards
People at risk (including vulnerable persons)
Means of escape from fire
Measures to limit fire spread and development
Emergency escape lighting
Fire safety signs and notices
Means of giving warning in case of fire
Manual fire extinguishing appliances
Relevant automatic fire extinguishing systems
Other relevant fixed systems and equipment
Management of fire safety procedures and arrangements
Training and drills
Testing and maintenance
Records

For fire risk assessment guidance and recommended methodology, the appropriate current British Standard should be followed. This includes PAS 79-1:2020 for premises other than housing, and BS 9792:2025 for housing, both published by the British Standards Institution (BSI).

Details of the building

Including the Responsible Person, any appointed competent persons, building use, number of floors, lifts, basements, stairwells and shared areas.
Fire protection

Including firefighting equipment, fire detection and alarm systems, extinguishers, fire blankets, fire hoses (where fitted), sprinkler or suppression systems, smoke control and extract systems.
Fire hazards

Including sources of ignition, sources of fuel and sources of oxygen.
People at risk

Including employees, residents, visitors, contractors and others who may be affected, with consideration given to vulnerable persons such as those with mobility, vision or hearing impairment, lone workers, elderly persons, language barriers, substance misuse, cognitive impairment or young persons.
Means of escape

Including the number, location and adequacy of escape routes, final exits and, where relevant, travel distances.
Risk evaluation

Assessors may use a range of professional judgement tools to evaluate risk, which can include qualitative scoring or matrices, but risk levels should always be justified within the context of the premises.
Significant findings

Including identified deficiencies, recommended actions, priorities and timescales for improvement.
Photographs and supporting evidence

A fire risk assessor may take photographs or request documentation to support findings and demonstrate how conclusions have been reached.

How It Works

A simple route from quote request to completed fire risk assessment report.

Request a Quote

Tell us about the premises, building use, location and any specific concerns. We can then help you understand the assessment requirement and quote process.

Premises Assessed

A competent fire risk assessor reviews the building, people at risk, escape routes, fire precautions, management arrangements and available fire safety records.

Report & Action Plan

You receive a clear fire risk assessment report with significant findings, priorities and practical actions to help the Responsible Person manage fire safety compliance.

What You Receive

Clear findings and practical next steps, not just a tick-box document.

A suitable fire risk assessment should help the Responsible Person understand the current level of risk and what needs to be done next. The report should be specific to the premises and proportionate to the building use, occupancy and fire safety arrangements.

Reports may include significant findings, risk priorities, photographs where appropriate, recommended actions, review guidance and notes on any further specialist checks that may be needed.

Clear fire risk assessment report
Significant findings and practical recommendations
Prioritised action plan for remedial work
Clear evidence of the assessment findings and recommended next steps
Review guidance and next steps for ongoing fire safety management

Serviced Accommodation Fire Risk Assessment Guide

Practical guidance for serviced accommodation premises, responsible persons, landlords and property managers.

How Fire Risk Applies

Serviced accommodation premises need particular attention to sleeping risk, guest turnover, short-term occupancy, escape routes, fire alarm coverage, emergency lighting, fire doors, kitchen risks and management procedures. This can include Airbnb-style short-term lets, serviced apartments, aparthotels and managed holiday accommodation.

Common Fire Safety Issues

Common fire safety issues in serviced accommodation include unclear guest evacuation information, inadequate alarm coverage, poor fire door condition, combustible storage, kitchen fire risks, missing maintenance records, blocked escape routes and uncertainty over who controls fire safety arrangements.

Who Is Usually Responsible?

Responsibility usually sits with the owner, operator, host, landlord, managing agent, employer or other person with control of the serviced accommodation premises, shared areas or fire safety arrangements.

What the Assessment Should Check

The assessment should check sleeping risk, guest information, escape routes, alarm and detection coverage, emergency lighting, fire doors, compartmentation, firefighting equipment, signage, kitchen risks, maintenance records and evacuation arrangements.

Relevant Standards and Guidance

PAS 79-1:2020 is usually relevant for non-domestic hospitality and short-stay accommodation premises. BS 9792:2025 may be relevant where the assessment relates to housing or residential common parts. Fire alarm, emergency lighting, fire door, extinguisher and signage standards may also be considered depending on the building.

Typical Assessment Scenario

A typical serviced accommodation assessment may involve bedrooms, corridors, entrance routes, kitchens, reception or check-in areas, shared spaces, storage, plant rooms and external escape routes. The assessor would consider how guests are warned, how they escape and how fire safety is managed between stays.

Serviced Accommodation Fire Safety Compliance Guide

Serviced Accommodation Fire Safety Priorities

Serviced accommodation can create a higher fire safety management burden because guests may be unfamiliar with the building and may be sleeping overnight. The fire risk assessment should reflect how the accommodation is booked, occupied, managed and checked between stays.

Guest warning and escape information
Fire alarm and detection coverage
Sleeping accommodation and overnight risk
Escape routes, final exits and key arrangements
Fire doors, compartmentation and protected routes
Kitchen, electrical and appliance risks
Maintenance records and inspection routines
Management responsibilities between owner, host and agent

The assessment should be specific to the property and should not rely on a generic holiday-let checklist where the building has shared areas, multiple units, complex escape routes or higher-risk features.

Common Fire Risks in Serviced Accommodation

Common risks often relate to unfamiliar guests, sleeping occupants, kitchens, altered layouts and weak management records. These issues can be more serious where accommodation forms part of a block, mixed-use building or converted property.

Guests unsure how to escape
Blocked or poorly signed escape routes
Missing or unclear fire action notices
Inadequate alarm or detection coverage
Poor fire door condition
Combustible storage in corridors or cupboards
Kitchen fires and portable appliance risks
Missing emergency lighting or extinguisher records

Where serviced accommodation sits within a larger residential or mixed-use building, the assessment may also need to consider common parts, flat entrance doors, compartmentation and cooperation with managing agents or freeholders.

What the Assessor May Check

A competent assessor will normally review both physical fire precautions and the way the accommodation is managed. The exact scope depends on the building, occupancy, layout and whether the premises includes shared areas.

Bedrooms, corridors and escape routes
Fire alarm and detection arrangements
Emergency lighting where needed
Fire doors and self-closing devices
Kitchen and appliance risks
Guest fire safety instructions
Fire extinguishers and signage
Maintenance, testing and inspection records
Management responsibilities and review arrangements

The report should give practical actions so the responsible person can understand what needs correcting, what should be prioritised and what records should be kept.

Related Fire Safety Guides

Fire Risk Assessment Requirements
Understand when fire risk assessments are required and what responsible persons need to consider.
Fire Risk Assessment Cost
See what can affect the cost of a fire risk assessment for commercial, residential and accommodation premises.
Fire Door Inspection Guide
Fire doors are often important in sleeping accommodation, shared corridors and converted buildings.
Emergency Lighting Regulations
Emergency lighting may be relevant where guests, staff or visitors need safe escape if normal lighting fails.
Fire Alarm Regulations
Fire alarm and detection arrangements should reflect sleeping risk, layout and occupancy.
Fire Evacuation Plans
Guest evacuation information and emergency procedures should be clear and proportionate to the premises.

Popular Areas for Serviced Accommodation Assessments

London Birmingham Manchester Kent Harrogate Essex Leicester Brighton Lincolnshire Bristol Glasgow Cumbria Bournemouth Cardiff Southend on Sea Wiltshire Edinburgh Ilford Chelmsford Croydon Durham Cambridge Cambridgeshire High Wycombe

Serviced Accommodation Fire Risk Assessment FAQs

Do serviced accommodation premises need a fire risk assessment?

Yes. Serviced accommodation, short-term lets, serviced apartments and Airbnb-style accommodation may need a suitable fire risk assessment where fire safety duties apply. The requirement depends on how the premises is used, who has control and whether guests, staff or shared areas are involved.

Who is responsible for fire safety in serviced accommodation?

Responsibility usually sits with the owner, operator, host, landlord, managing agent, employer or other person with control of the premises, shared areas or fire safety arrangements.

What should a serviced accommodation fire risk assessment cover?

The assessment should cover sleeping risk, guest evacuation information, escape routes, alarm and detection arrangements, emergency lighting, fire doors, compartmentation, kitchen risks, firefighting equipment, signage and maintenance records.

Does Airbnb accommodation need fire safety checks?

Airbnb-style short-term accommodation should be checked so that fire risks are properly managed. This may include smoke or fire detection, escape routes, fire doors where relevant, guest instructions, electrical safety, kitchen risks and maintenance records.

How often should a serviced accommodation fire risk assessment be reviewed?

It should be reviewed regularly and whenever there are changes to the property, layout, occupancy, management arrangements, fire precautions, guest use or after any fire safety incident or near miss.

Can you arrange a fire risk assessor for serviced accommodation?

Yes. Fire Risk Assessment Network can help arrange fire risk assessors for serviced accommodation, short-term lets, serviced apartments and similar premises depending on location, building type and assessment requirements.

Standards & Competence

Fire risk assessments should be carried out by competent assessors using recognised fire safety guidance, current British Standards and appropriate third-party certification where required.

Competent Fire Risk Assessors

Our network includes fire safety professionals with experience assessing commercial, residential and mixed-use premises. Assessors are selected for their knowledge of fire safety legislation, practical building risk, means of escape, fire protection systems and fire safety management.

BS 8674:2025

BS 8674:2025 provides a competence framework for individual fire risk assessors. It helps responsible persons understand whether an assessor's competence is suitable for the complexity and risk profile of the premises being assessed.

PAS 79-1:2020

PAS 79-1:2020 provides a recognised methodology for carrying out and recording fire risk assessments in premises other than housing. It helps ensure assessments are structured, consistent and suitable for responsible persons managing fire safety duties.

BS 9792:2025

BS 9792:2025 provides current guidance for fire risk assessments in housing. It is relevant to blocks of flats, sheltered housing, supported housing and other residential premises where fire safety risk needs to be assessed and recorded clearly.

BAFE SP205

BAFE SP205 is the Life Safety Fire Risk Assessment scheme for third-party certificated fire risk assessment providers. Certification may be delivered through approved certification bodies such as NSI or SSAIB, giving clients independent evidence of provider competence, management systems and report validation.

UKAS-Accredited Certification

Some fire safety providers hold third-party certification through UKAS-accredited certification bodies. This can help demonstrate that their systems, processes and competence have been independently audited against recognised scheme requirements.

ISO 9001:2015

ISO 9001:2015 is the international standard for quality management systems. It supports consistent service delivery, documented processes, continual improvement and a strong focus on meeting customer and regulatory requirements.

ISO 14001:2026

ISO 14001:2026 is the current international standard for environmental management systems. It helps organisations manage environmental responsibilities, improve environmental performance and meet compliance obligations in a structured way.

ISO 45001:2018

ISO 45001:2018 is the international standard for occupational health and safety management systems. It replaced OHSAS 18001 and provides a framework for managing health and safety risks, legal duties, worker participation and continual improvement.

Professional Memberships & Registers

Individual assessors may hold relevant memberships, registrations or competency recognition with bodies such as the Institution of Fire Engineers (IFE), Institute of Fire Safety Managers (IFSM), National Fire Risk Assessors Register (NFRAR) or Institute of Fire Prevention Officers (IFPO).

Supporting Fire Safety Standards

Depending on the premises, assessors may consider relevant standards and guidance for fire alarms, emergency lighting, fire doors, extinguishers, signage, smoke control, evacuation strategy and fire safety management.