A practical guide to the safety certificates, inspections, and regulatory requirements that apply to short-term holiday lets in England, Scotland, and Wales.
Manage compliance nowEngland has confirmed a mandatory registration scheme for short-term lets under the Levelling-up and Regeneration Act 2023. All operators will be required to register with their local authority before accepting bookings. The scheme is expected to launch in 2026 — RentReg will help you prepare, become licensed, and stay ahead of the deadline.
Scotland has implemented a mandatory licensing scheme for all short-term lets. Property owners must obtain a licence from their local authority to operate legally. The scheme covers safety standards, planning requirements, and guest protection measures.
Wales is also moving towards a registration or licensing system for short-term lets. Local authorities in some areas have implemented additional planning controls, and a statutory scheme is under development.
Fire Risk Assessment: Under the Regulatory Reform (Fire Safety) Order 2005, holiday let owners must carry out a fire risk assessment. While you can do this yourself, many owners choose to use a professional for additional legal protection. The assessment should be reviewed annually and kept on record for at least 7 years. Smoke & Heat Detectors: Under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (as amended 2022), working smoke alarms must be installed on every storey where there is a room used as living accommodation. You must test alarms on the first day of each new booking. Fire Fighting Equipment: Best practice includes providing a fire blanket in the kitchen and a suitable fire extinguisher. Clear evacuation information should be provided for guests. In Wales, new properties may require sprinkler systems.
EICR (Electrical Installation Condition Report): Recommended every 5 years and identifies any deterioration, defects, or conditions that might lead to danger. Legally required for private rented sector tenancies in England and for licensed short-term lets in Scotland. Strongly recommended best practice for holiday lets in England — many insurers require it. Portable Appliance Testing (PAT): Recommended annual testing for appliances like kettles, toasters, and lamps. Not a legal requirement, but demonstrates due diligence and may be required by your insurer. Simple visual checks should be done between lettings.
Gas Safety Certificate (CP12): If your property has any gas appliances, you must have an annual gas safety check carried out by a Gas Safe registered engineer. This includes boilers, gas fires, gas hobs, and any other gas-burning appliances. You must keep records for 2 years and provide a copy to guests. Carbon Monoxide Detectors: Under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, a carbon monoxide alarm must be installed in any room containing a fixed combustion appliance (excluding gas cookers). These should be tested at every changeover to ensure they are working correctly. LPG (Bottled Gas): Properties using LPG for heating or cooking have the same annual inspection requirements. Additionally, LPG storage and bottle locations should comply with safety guidelines.
Legionella Risk Assessment: All landlords and property owners providing accommodation have a duty to assess the risk of legionella bacteria in their water systems. A written risk assessment should be carried out and reviewed every 2 years, or when there are changes to the water system. Hot Tubs & Swimming Pools: Properties with hot tubs or swimming pools have additional hygiene requirements under HSE guidance (HSG282). Water quality must be monitored, proper sanitisation maintained, and checks documented. Filters should be cleaned regularly and the water treated appropriately between guests. Private Water Supplies: Properties with private water supplies (wells, boreholes, springs) must comply with additional regulations. A risk assessment and water quality testing may be required by your local authority to ensure the water is safe for guests.
All upholstered furniture, beds, mattresses, sofa beds, cushions, and headboards must comply with the Furniture and Furnishings (Fire Safety) Regulations 1988. Items should display the appropriate fire safety labels. You should maintain a record confirming that all soft furnishings meet these standards.
Standard home insurance typically doesn’t cover short-term letting. You should have specialist holiday let insurance that includes buildings cover, contents cover, and public liability insurance. Public liability protects you if a guest is injured or their property is damaged during their stay.
Properties with oil-fired heating should have the boiler serviced annually by an OFTEC registered engineer. The oil storage tank should also be inspected for leaks, damage, or deterioration. Proper bunding may be required depending on the tank size and location.
Log burners, multi-fuel stoves, and open fires should be professionally serviced annually. The chimney or flue should be swept at least once a year, and more frequently if used regularly. A carbon monoxide detector must be fitted in the room where the appliance is located.
Do I need a Gas Safety certificate for my holiday let?
Yes. If your property has any gas appliances (boiler, hob, oven, gas fire), you must have an annual Gas Safety inspection by a Gas Safe registered engineer and keep the resulting Gas Safety Record (CP12). This is a legal requirement under the Gas Safety (Installation and Use) Regulations 1998.
How often does an EICR need renewing?
An Electrical Installation Condition Report (EICR) is required every 5 years for holiday lets. If the report is unsatisfactory (classification C1 or C2), remedial works must be completed and a new report obtained before the property can be safely used.
Is a fire risk assessment legally required for a holiday let?
Yes. Under the Regulatory Reform (Fire Safety) Order 2005, holiday lets (as premises to which members of the public have access) require a documented fire risk assessment. This must be reviewed regularly and whenever significant changes are made to the property.
Does my property need to be registered to operate as a holiday let?
This depends on where your property is located. Scotland has a mandatory licensing scheme already in force. England is introducing a national registration scheme. Wales is implementing a statutory licensing scheme. You should check with your local council for the current requirements in your area.