Rules & compliance
Do I Need a Fire Evacuation Scheme?
Many individual holiday homes do not need an approved fire evacuation scheme, but capacity alone is not the whole test. Fire and Emergency defines relevant buildings to include accommodation for more than five people, with an exception where that accommodation is provided in three or fewer household units. Other triggers also apply. Use Fire and Emergency's evacuation-scheme tool for the actual building, and maintain suitable smoke alarms, escape routes and guest procedures whether or not approval is required.
When a fire evacuation scheme is required and what the rules are
A fire evacuation scheme is a formal plan that describes how people will safely and quickly leave a building when there is a fire or suspected fire. Fire and Emergency New Zealand requires evacuation schemes for specific types of buildings called relevant buildings. These include buildings used for gatherings of 100 or more people, buildings used to provide employment facilities for 10 or more people, and buildings used to provide accommodation for more than five people (other than in three or fewer household units).
For accommodation, read the more-than-five-person trigger together with the exception for accommodation in three or fewer household units. That exception is why an individual home is not automatically a relevant building merely because it sleeps six. Building layout, use and any other trigger still matter. Use Fire and Emergency's online tool or ask them for guidance rather than relying on a guest-house label or a simple bed count.
How to know if your property is relevant
Start with the Fire and Emergency evacuation-scheme tool and describe the actual building and use accurately. Count accommodation capacity, identify the number of household units and check whether another relevant-building category applies. A lodge, hostel, multi-unit complex or building with substantial staff or gathering capacity can produce a different answer from a single self-contained home.
Do not decide the issue from one night's occupancy. If the tool indicates a scheme may be required, contact Fire and Emergency and keep their response with the property's compliance records. Confirm any related building warrant of fitness, fire-system and council requirements separately.
Fire and Emergency's approval process and requirements for larger properties
If your property is a relevant building, you must submit a proposed evacuation scheme to Fire and Emergency for approval. File within 30 working days before the building is first occupied as that type, or within 30 days of the building becoming relevant. There is no charge. You will prepare a draft scheme detailing fire escape routes, assembly points, procedures for alerting occupants, and how staff or owners assist evacuation. Once approved, conduct trial evacuations at least every six months, keep training records, and update the scheme if the building changes. Fire and Emergency may inspect.
Beyond evacuation schemes, other fire safety requirements apply to larger properties. Fire extinguishers should be accessible and marked. First aid kits should be available. Electrical appliances should be in good condition. Flammable materials should not be stored near heat sources. If you own a larger property or operate as a guest house, you may need to comply with the Building Code and Fire Safety Act. Properties with shared facilities (communal kitchens, bathrooms) or that house unrelated people may have additional requirements. Ask your insurer and local council.
What all holiday homes must do: smoke alarms and guest communication
Even if your property does not need a formal evacuation scheme, you must comply with basic fire safety requirements. Install and maintain long-life photoelectric smoke alarms on each level and within 3 metres of bedrooms. Test them regularly and keep records. Provide guests with clear information about fire exits and emergency procedures, and ensure those routes are clear and not blocked.
Include fire safety information in your guest welcome. Describe where fire extinguishers and first aid kits are located. Show guests the nearest exit and how to operate door locks and windows. Include your emergency contact number. Many hosts provide a physical welcome sheet with stickers or signs near smoke alarms. Fire and Emergency recommends providing a basic fire safety plan before arrival or on check-in. This shows you take fire safety seriously. If an incident occurs and authorities investigate, documented safety procedures will work in your favour and may also reduce insurance premiums.
Enforcement, liability and getting help
Fire safety compliance is taken seriously in New Zealand. If a fire occurs and you failed to maintain smoke alarms or meet basic safety standards, you could face prosecution, fines, or civil liability. If a guest is injured in a preventable fire, you could be sued. This is why holiday home insurance is essential and smoke alarm testing records are critical. Fire and Emergency New Zealand has statutory powers to enforce compliance, and they do pursue non-compliant property owners.
Online platforms like Airbnb often require proof of smoke alarms before listing. A direct-booking website will not, but fire safety is your legal responsibility, not the platform's. Fire and Emergency publishes resources and staff can answer whether your property needs an evacuation scheme. If unsure, contact them at 0800 734 2667 or visit their website, or contact your council's building consent team. The cost of a phone call is far less than the risk of non-compliance. Documenting compliance also shows good faith if any incident occurs.
Want to see what a finished direct-booking site actually looks like? Luc 22 is a complete example, built the same way we would build yours.
See Luc 22 Ask about my propertyThis page explains the general position at the time it was written. Rules differ by council, by property, and by your own structure, and they change. Confirm your specific situation with your local council, your accountant, or a lawyer before you rely on it.
Sources checked
- fireandemergency.nz: evacuation schemes
- fireandemergency.nz: Evacuation scheme application reference guide
- fireandemergency.nz: Fire Safety Evacuation Procedures and Evacuation Schemes Info Sheet
- fireandemergency.nz: apply for an evacuation scheme approval
- fireandemergency.nz: maintain your scheme
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