Rules & compliance
Do I Need a Fire Evacuation Scheme?
Most holiday homes do not need a formal fire evacuation scheme. A scheme is required only for buildings used for gatherings of 100 or more people, or to provide accommodation for more than five people (excluding three or fewer household units). The exception is guest houses or hostels that accommodate multiple unrelated guests. Standard fire safety and smoke alarms are still 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 holiday accommodation specifically, this usually means hostels, guest houses, or large residential complexes that host many unrelated guests at once. A private bach or small holiday home rented to individual groups of up to five people does not qualify as a relevant building. A homestay operation where the owner is present and has up to five guests also does not trigger the requirement. The key distinction is whether the building's design and typical use would accommodate more than five unrelated people at the same time, regardless of actual bookings on any given night.
How to know if your property is relevant
Ask yourself: does my property provide accommodation for more than five people at the same time, not including my own household? If it is a small bach or holiday home that sleeps up to six guests total, and you do not operate it as a guest house or hostel, it is almost certainly not a relevant building. If you operate a larger property that could host student groups, corporate retreats, or regularly accommodates eight or more unrelated people at once, the requirement may apply.
The test is about the building's design and typical use, not the current booking. A holiday home with eight bedrooms that could theoretically sleep 16 people is a relevant building even if you only book family groups of up to five. Fire and Emergency considers the building's capacity, not just actual occupancy on any given night. If your property is on the borderline, contact Fire and Emergency directly for a ruling rather than guessing. A formal determination is free and takes away any ambiguity.
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? Tideline House is a full live example, built the same way we would build yours.
See Tideline House 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.
Last reviewed: 2026-08-04