Legal context
Any premises offering paid sleeping accommodation falls under the RRO 2005 and is treated as a higher-risk category because guests are unfamiliar with escape routes. The 2022 update to the Fire Safety (England) Regulations means the Responsible Person also has explicit duties around providing fire safety information to guests at check-in.
Why this sector is different
- Guests have never used the escape route — wayfinding must be intuitive
- Late-night alcohol consumption reduces evacuation speed and judgement
- Bedroom electrics (kettles, hair dryers, phone chargers) create localised ignition sources
- Older converted properties often have winding corridors and dead-end escape
Typical scope on a hotels & b&bs job
- Type 3 fire risk assessment covering bedroom interiors and means of escape
- BS 5839-1 fire alarm grade and detector coverage check (typically L2)
- Fire door inspection on every bedroom door and protected corridor
- Wayfinding signage check including running-man / photoluminescent signs
- Guest information leaflet template for in-room compliance
Common findings we record on hotels & b&bs sites
- Bedroom door self-closers removed for guest comfort
- Connecting-room doors not rated to FD30 standard
- Smoke detectors in guest rooms missed during housekeeping cleaning
- Restaurant or kitchen fire compartmentation breached by extract ducting
- Emergency lighting failing the 3-hour duration test
How often to reassess
Annual review minimum, full reassessment every 1–2 years. After any guest-experiencing refurbishment (new mezzanine, new connecting rooms, bar extension) treat as a material change and re-do.
What it costs
Fixed fees from £350 for a small 4–6 room B&B up to £1,200+ for an independent hotel of 30+ rooms. Pub-with-rooms premises typically £450–£700.