SA Compliance Checklist UK — Free Download

Operating serviced accommodation in the UK carries a range of legal and safety obligations that are often not well understood by new operators — particularly those who have transitioned from standard buy-to-let or who are managing a property on behalf of a landlord. Unlike a standard rental property, a serviced accommodation unit welcomes a continuous rotation of guests who do not know the property, cannot be pre-vetted for safety awareness, and may not read the welcome pack. The operator's compliance obligations reflect this elevated responsibility.

This SA compliance checklist covers every key compliance area for UK serviced accommodation operators: fire safety, gas safety, electrical safety, insurance, planning permission and the London 90-night rule, and licensing where applicable. It is designed to be completed for each property you operate and reviewed annually — or whenever a regulatory renewal falls due. Each item includes the relevant legislation or regulation reference and a notes column for recording certificate dates, next renewal dates, and supplier details.

It is not a legal compliance guarantee — requirements vary by property type, local authority, and whether your property is operated as a commercial or domestic premises. But it provides the framework that every operator should work through before listing a property or at the start of each operating year.

• Fire safety — fire risk assessment completed; interlinked smoke alarms on every floor (Grade D LD2 as minimum); carbon monoxide alarms adjacent to all gas appliances and solid fuel appliances; fire extinguisher and fire blanket in kitchen; fire escape routes clear and signposted; emergency lighting where required; fire risk assessment reviewed annually
• Gas safety (CP12) — valid Gas Safety Certificate issued by a Gas Safe registered engineer within the past 12 months; copy displayed in property or provided to guests within 28 days of issue; boiler service up to date
• Electrical safety (EICR) — valid Electrical Installation Condition Report with no unsatisfactory outcomes; test within last 5 years (or as specified in the report); portable appliance testing (PAT) for all portable electrical appliances provided for guest use
• Insurance — SA-specific insurance policy in place (standard landlord or residential policies do not cover short-let commercial use); public liability cover minimum £1 million; building insurance confirmed with insurer that SA use is disclosed and covered; contents insurance for guest-accessible items
• Planning and licensing — use class confirmed (C3 residential or C1 hotel/guest house depending on frequency of lets and local council policy); London 90-night annual limit tracked if applicable; any mandatory licensing requirements for the local authority checked (some councils require SA registration or licensing); Article 4 direction checked for SA restrictions
• Guest safety information — welcome pack provided to all guests with: emergency contact number, fire escape route, location of gas shut-off, location of electrical consumer unit, house rules, nearest hospital/emergency services
• Legionella risk assessment — risk assessment completed for legionella (required under the Control of Substances Hazardous to Health Regulations 2002 for all landlords/operators); monthly flush of infrequently used taps if property has periods of non-occupation

This checklist is designed for anyone operating a property as serviced accommodation in the UK, whether as the property owner or as an SA operator managing a property on behalf of a landlord under an SA operator agreement:

• New SA operators setting up a property on Airbnb, Booking.com, or other platforms for the first time, who need a structured way to verify all compliance before their first guest arrives
• Experienced SA operators managing multiple properties who need a consistent annual review process across their portfolio
• R2R SA operators who have taken on a property under a management licence from a landlord and need to ensure compliance before listing — noting that under the SA operator agreement, the operator bears primary responsibility for compliance
• Property managers acting on behalf of SA hosts who need a checklist to run through during annual property inspections

This checklist is provided by PropertyAlert (Eightfinity Ltd) for general guidance only. It does not constitute legal advice and does not guarantee compliance with all applicable legislation. Regulatory requirements for serviced accommodation change frequently and vary by local authority. It is your responsibility as an operator or property owner to verify current requirements with your local council, the Health and Safety Executive, and a qualified solicitor or property compliance adviser. PropertyAlert (Eightfinity Ltd) accepts no liability for any enforcement action, claims, or loss arising from use of this checklist.

• SA Operator Agreement — legal template for the management arrangement between property owner and SA operator
• SA / Airbnb Calculator — model SA income, occupancy, and cashflow before committing to a property