Blog: Short-term lets, fabrics, wallpapers and fire regulations

May 2024

My aim in this blog it to raise awareness and prompt landlords of short-term lets to check whether the fabrics, upholstery and wallpapers they use within the property comply with the Fire Regulations. 

Holiday let lounge scheme

Are you aware of your fire safety responsibilities?

With the growing popularity of property investors turning their single, long-term let properties into short-term lets, such as Serviced Accommodation, AirB&Bs or Holiday Lets, many are unaware of their responsibilities for fire safety in terms of the of the fabrics, upholstery (including mattresses) and wallpapers.

As a landlord or short-term let provider you may be well informed about fire regulations relating to doors, smoke alarms and such like, but what about fabrics, upholstery and wallpapers? Did you know there are different levels of fire retardancy? The topic of Fire Safety for soft furnishing fabrics, upholstery and wallpaper is often overlooked. It is a huge subject with complicated, often ambiguous rules and guidelines open to different interpretations depending on the use of the property. 

A hotel is clearly commercial use and a family home is clearly domestic use, but the renting of a property for a short stay can be classed as either dependent on the circumstances. There are extensive guidelines available for both domestic and commercial premises (see 'Useful links' below), but the short-term let categories mentioned above fall into a grey area with no prescribed rules. However, your choices would be scrutinised in the event of a fire with potentially serious consequences if your decisions where deemed inadequate.

Serviced accommodation bedroom

Is your short-term let deemed domestic or commercial? 

The traditional meaning of a B&B, which usually falls under the domestic rating, has changed over time from someone letting out rooms within their home for a short term to simply the offer of a place to sleep with breakfast included. i.e. the owner/landlord no longer in residence. This throws the fire regulation requirements into question.

If the property is to be let out on a commercial short-term basis, were the landlord is not in residence, then it is advisable to carry out a risk assessment to gauge whether the property use falls into the domestic or commercial sector with, amongst other things, differing fabric and wallpaper fire retardancy regulations. (See 'Useful links' below for a the Government's Fire Safety risk assessment form.)

It is the responsibility of the person in charge of the use of the property, i.e the person running the short-term let accommodation, not (necessarily) the owner of the building and not the interior designer. It is this 'responsible person' who chooses the relevant level of fire retardancy for the fabrics/upholstery/wallcoverings.

The purpose of the higher fire safety is to allow extra time, in this case for residents/guests with differing and unknown abilities, to vacate an unfamiliar property in the event of a fire. 

Holiday let lounge

What is the difference between domestic and contract fabrics, upholstery and wallpaper?

The furniture, soft furnishings and wallpaper you can buy in the high street shops today is, by law, at least up to the domestic level fire regulations. It will all be labelled accordingly. If it doesn't say, or can't be verified, don't buy it.

Contract furniture, soft furnishings and wallpapers for use in a non-domestic or commercial environment, where deemed necessary by the fire risk assessment, are of a higher fire retardancy rating (FR) i.e. burns more slowly so stalls the spread of fire. Contract furniture and furnishings are available from specialist suppliers; rarely from general retailers. High Street suppliers of made-to-measure soft furnishings or bespoke upholstery can usually accommodate FR fabric requests, but will supply domestic rated fabric and foam as standard, so you need to specify. 

The added bonus of contract fabric, upholstery and wallpaper is that they are more hard-wearing. Some fabrics also have waterproof and antibacterial qualities perfect for the care home environment. 

Holiday Let mood board

Useful links...

Fire safety risk assessment form for sleeping accommodation.

FIRA Fire Safety of Furniture and Furnishings in the Home.

British Furniture Confederation: Fire safety of furniture and furnishings in the contract and non-domestic sectors.

* The best summary of the fabrics and upholstery FR information I have found is available in webinar form, instigated by me after trying for 4 years to find some clearer guidance, with the expert opinion of one of the country's leading experts Phil Reynolds - Divisional Manager SATRA, hosted by Design Insider Magazine...
Click here for the Design Insider FR Series

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Susie Tucker, Design Fix

Staged by Susie: Short-term lets, fabrics, wallpapers and fire regulations

Susie Tucker is the founder of Design Fix. She has a BA hons in Interior Design and has worked in the design industry for over 30 years, owning her own interior design, staging and styling business since 2007. 

Are you turning your long-term let into a short-term rental? 

Call us to talk through how we can create a safer, stylish, welcoming environment for your guests whilst increasing your return on investment. 

Call the studio: 0790 862 8663
Email: hello@designfixinteriors.co.uk

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