Until 1 October 2023, fire safety in small holiday lets was a grey area: the Regulatory Reform (Fire Safety) Order 2005 applied in principle, but small premises sleeping fewer than 8 had a softer requirement and rarely needed documented Fire Risk Assessments. That exemption is now gone. Every Cornwall holiday let — regardless of size — must have a written Fire Risk Assessment, appropriate detection and alarm systems, and clear escape routes. Penalties for non-compliance can be substantial (the £5,000 cap on certain offences was scrapped, making fines now effectively unlimited). Here's the legal minimum for 2026.
What changed on 1 October 2023
The Regulatory Reform (Fire Safety) Order 2005 (RRFSO) covers all non-domestic premises in England and Wales. Until 2023, "small" holiday lets (sleeping under 8 people) had a softer documentation requirement — recorded Fire Risk Assessments were technically only required where 5+ persons were employed at the property.
The Fire Safety Act 2021 and subsequent amendments to the RRFSO (in force from 1 October 2023) closed that gap. Now:
- Every holiday let, regardless of size, must have a documented written Fire Risk Assessment
- The "Responsible Person" (typically the owner, sometimes the management agency under contract) is accountable
- Penalties for serious offences are now unlimited (the £5,000 cap was scrapped)
- Local fire and rescue services have explicit enforcement powers
See gov.uk: fire safety in small paying guest accommodation for the official guidance.
What a Cornwall holiday let needs (the minimum)
To comply with the post-2023 regulations:
1. Documented Fire Risk Assessment
A written document identifying fire hazards, persons at risk, control measures, and an action plan. For small properties, this is typically 4-12 pages covering all rooms. Must be reviewed periodically (at least annually, and after any incident or significant change).
2. Interlinked smoke alarms
Mains-powered or sealed-long-life-battery interlinked smoke alarms in escape routes (hallways, stairwells, landings). "Interlinked" means when one fires, they all fire — guest in a downstairs bedroom hears the upstairs hallway alarm. Wireless interlink units (e.g., Aico, Kidde, FireAngel) are common. Standalone battery alarms in each room don't meet the new standard — they're not interlinked.
3. Carbon Monoxide (CO) alarms
Required in any room with a fuel-burning appliance — gas boiler, log burner, multi-fuel stove, gas hob, gas water heater. Also in any room used for sleeping that's adjacent to such an appliance. CO alarms should be British Standard EN 50291 compliant.
4. Clear escape routes
Every storey must have a way out. For most 1-2 storey Cornwall holiday lets, the front and back doors usually suffice. Escape routes must not be blocked — no furniture in hallways, locks on doors must be openable from inside without a key, escape windows on upper floors should be inspected. Egress windows in bedrooms above ground floor are recommended for older Cornwall cottages where escape via stairs may be compromised by fire.
5. Fire extinguisher and fire blanket
Not strictly mandatory but strongly recommended:
- 2kg dry powder or CO2 extinguisher in the kitchen
- Fire blanket in the kitchen
- Annual extinguisher service (£15-£30 per extinguisher) keeps it usable
6. Emergency lighting (some properties)
For properties without easy access to natural light in escape routes, or where escape routes are long/complex, emergency lighting (battery-backed lights that fire on power failure) is recommended. For most small Cornwall cottages with short escape routes, this isn't required.
7. Furnishings: fire-safety compliant
All upholstered furniture in the holiday let — sofas, beds, mattresses, cushions — must be UK Furniture and Furnishings (Fire) (Safety) Regulations 1988 compliant. Look for the permanent label sewn into upholstery. Charity-shop or auction-house furniture older than 1988 may be non-compliant and must be replaced.
8. Electrical safety
Periodic Electrical Installation Condition Report (EICR) — required for all rented residential properties since 2020. Must be carried out by a qualified electrician at least every 5 years. Holiday lets follow the same rules. PAT testing (Portable Appliance Testing) for portable electrical items is recommended annually for holiday lets, though not strictly mandatory for items owned by the landlord under 5 years.
9. Gas safety
Annual Gas Safety check by a Gas Safe registered engineer is mandatory for any gas appliance in a rented property. Certificate must be displayed (or available to guests on request) and kept for at least 2 years.
The Fire Risk Assessment — DIY or professional?
The RRFSO doesn't require a "competent specialist" to do the FRA in all cases — the law says the "Responsible Person" (the owner) can do their own, provided they're competent to assess the risks. For most small Cornwall holiday lets (1-3 bed cottages, sleeping under 10), this is achievable DIY using the gov.uk template.
However, you should engage a professional fire risk assessor if:
- The property sleeps 10+ or has 4+ bedrooms (complexity rises significantly)
- It's a listed building (specialist preservation knowledge needed)
- It has multiple storeys with limited escape routes
- It's an unusual layout (basement bedrooms, attic conversions, boat houses)
- You've had a recent fire incident or near-miss
- Your insurer requires a professional FRA
Professional FRA cost in Cornwall: typically £150–£500 depending on size and complexity. Specialists include local Cornwall fire safety consultants and the BAFE-registered providers listed via BAFE (British Approvals for Fire Equipment).
What to include in the written FRA
A compliant Fire Risk Assessment must address:
- Identify fire hazards: sources of ignition (cookers, stoves, candles, electrical), fuels (furniture, curtains, food, paper) and oxygen sources
- Identify persons at risk: guests, cleaners, contractors, vulnerable people (children, elderly, mobility-limited)
- Evaluate, remove, reduce and protect from risk: what measures are in place, what could go wrong
- Record findings: written document with date and reviewer name
- Action plan: what needs doing, by when, who's responsible
- Periodic review: at least annually, after any incident, or after significant changes (new boiler, new layout, new appliance)
The gov.uk template covers all six steps and is suitable for most small Cornwall holiday lets.
What guests need to see
Visible to every guest:
- A simple fire-action notice with escape route, assembly point, emergency contact (often inside the kitchen cupboard door or in the guest welcome pack)
- Location of fire extinguisher and fire blanket
- How to test the smoke alarm (briefly — guests sometimes silence them inadvertently)
- Contact details for the owner/management agency for any concerns
Common Cornwall-specific risks
Log burners and multi-fuel stoves
Very common in Cornwall holiday lets. Each one needs:
- Annual flue sweep by a HETAS-registered sweep (£60-£90 per chimney)
- Carbon monoxide alarm in the room
- Heat-resistant hearth (concrete, slate, tiles — not carpet or wood)
- Adequate clearance (typically 200mm) from combustible materials
- Clear instructions for guests on how to use safely
Thatched roofs
Several Cornwall cottages still have thatched roofs. They're high-fire-risk properties:
- Specialist insurance and FRA required
- Annual thatched-specific inspection recommended
- Smoking restrictions absolutely enforced
- Wood-burning appliances need specialist consideration (heat shields, twin-wall flues)
Old wiring
Stone cottages dating to the 18th-19th centuries often have wiring that's been partially upgraded but may have legacy fittings. An EICR by a Cornwall electrician familiar with older properties is essential and may flag remedial work.
Wood-fuel storage
Outside log stores for wood-burners are fine, but indoor wood storage adjacent to fuel-burning appliances increases risk. Keep wood in the porch / outside; bring in only what's needed for one fire.
What about hot tubs?
Hot tubs aren't fire-specific but carry related risk: electrical safety, chemical handling, scalding. Hot tub specific insurance cover is usually required (see our insurance guide), and weekly water testing with documented chemical levels is normal industry practice. Hot tub electrical supply needs RCD protection and PAT testing annually.
Penalties for non-compliance
The Fire Safety Act 2021 and subsequent amendments removed many of the previous fine caps. Penalties now include:
- Notices of deficiencies (formal warning, requiring remediation)
- Prohibition notices (preventing use of the property until issues addressed)
- Unlimited fines for serious offences under amended Article 32
- Criminal prosecution for severe negligence resulting in injury or death
Beyond the legal exposure, the insurance exposure is enormous: if a fire occurs and you don't have a valid FRA, your insurer may refuse the entire claim. A £400/year insurance premium becomes a £300k uninsured loss.
Bottom line
Every Cornwall holiday let needs:
- A written Fire Risk Assessment (DIY for simple properties; professional for complex)
- Interlinked smoke alarms
- CO alarms near fuel-burning appliances
- Clear, unblocked escape routes
- Annual EICR and Gas Safety check
- Fire-safety-compliant furniture (1988 regulations)
- Annual flue sweep for any wood-burner
- Documented review of all of the above annually
It's not optional. Insurer claims hinge on it. Penalties are unlimited. And — the actual point — it keeps your guests safe. The investment is modest (typically £200-£800/year of remediation + annual checks); the upside is sleeping at night knowing your property won't be the one in the news.