Key takeaways
- The Furniture and Furnishings (Fire) (Safety) Regulations 1988 apply to landlords who let furnished property as a business.
- They cover upholstered furniture – sofas, armchairs, beds, headboards, mattresses, cushions and pillows.
- Every covered item must carry a permanent fire-safety label. No label means you can't show it complies.
- Second-hand and older furniture is the biggest risk – if in doubt, replace it.
What are the furniture fire safety regulations?
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 set fire-resistance standards for upholstered furniture sold or supplied in the UK. They were introduced after a series of fatal house fires caused by furniture foam, and they have been amended several times since.
The rules apply to anyone who supplies furniture in the course of a business – and that includes landlords and letting agents who let property furnished. If you provide a sofa, bed or mattress with a tenancy, it must meet the regulations, whether the property is a buy-to-let, an HMO, serviced accommodation or a holiday let.
Which furniture is covered?
The regulations cover furniture that is upholstered or contains filling, including:
- Sofas, armchairs and sofa beds
- Beds, divans, bed bases and headboards
- Mattresses of all kinds
- Futons and other convertible furniture
- Scatter cushions, seat pads and pillows
- Nursery furniture
- Garden furniture that could be used indoors
What isn't covered
- Bedclothes such as duvets, sheets and pillowcases
- Carpets and curtains
- Furniture made before 1950
Non-upholstered items such as wardrobes, chests and tables are not covered by these regulations, though they still need to be safe and in good repair.
Understanding the fire safety labels
Compliant furniture is tested for resistance to a smouldering cigarette and a match-type flame, and its filling must be fire-resistant. To show this, new furniture carries two kinds of label:
- Display label – a temporary swing tag shown when the furniture is sold. It can be removed.
- Permanent label – sewn or fixed to the item, usually underneath a sofa or along the edge of a mattress. This must stay on for the life of the furniture.
The permanent label is how you, your agent or Trading Standards can prove an item complies. If a tenant cuts it off, or you buy an item without one, you can no longer show the item is compliant – the safest course is to replace it.
Check at every changeover. Add "fire labels present" to your check-in and check-out inventory for every sofa, mattress, headboard and upholstered chair. It takes a few minutes and gives you a record if anything is ever questioned.
Second-hand and older furniture
Most compliance problems come from second-hand furniture, items left behind by previous owners, or older furniture whose labels have faded or been removed. Charity shops and auction sites may not guarantee that an item meets the regulations.
When you take over a furnished property, inspect every upholstered item. If the label is missing or unreadable, don't take the risk – replace it with new, labelled furniture.
What happens if furniture doesn't comply?
Supplying non-compliant furniture is a criminal offence, enforced by local Trading Standards. Landlords can face fines and, in serious cases, prosecution. Non-compliant furniture can also cause problems with your landlord insurance – and above all, it puts your tenants at risk.
Other fire safety rules for rented homes
Furniture is only one part of fire safety in a rental. In England you must also:
- Fit a smoke alarm on every storey used as living accommodation
- Fit a carbon monoxide alarm in any room with a fixed combustion appliance (except gas cookers)
- Check the alarms work on the first day of each new tenancy
- For HMOs, meet the fire door, escape route and alarm standards set by your council and the fire risk assessment
For serviced accommodation we also recommend a fire blanket, extinguisher and first aid kit – all included in our SA safety pack.
The government has consulted on updating the furniture fire safety rules, so check for changes. This guide is general information, not legal advice.
Frequently asked questions
Do the furniture fire regulations apply to landlords?
Yes. Landlords and letting agents who let a property furnished in the course of business must make sure the upholstered furniture they supply meets the Furniture and Furnishings (Fire) (Safety) Regulations 1988.
What if my sofa has no fire label?
Without a permanent label you can't show the item complies. The safest option is to remove it from the property and replace it with new furniture that carries the correct label.
Are duvets and pillows covered by the regulations?
Pillows and cushions are covered. Bedclothes such as duvets, duvet covers, sheets and pillowcases are not.
Can you provide fire safety documentation for your furniture?
Yes. All our furniture is supplied new, and we can talk you through the fire-safety documentation for any item in your pack – sofas, beds and soft furnishings alike. Just ask.
