With short-term rentals booming, more real estate investors are entering the space, but purchasing a short-term rental home (STR) is about much more than location, price, and revenue projections. If you’re buying a property with plans to turn it into an STR, the first question you should ask is:
Is this home safe and truly suitable for short-term rental use?
Many properties that look ideal on paper are poorly suited - or even unsafe - for guest occupancy without significant safety upgrades. That’s why we developed the Breezeway Short-Term Rental Safety Inspector (STRSI) Course: to ensure that when property owners, property managers, and real estate investors take on a property, they've done their due diligence to identify (and resolve) these exact risks before they lead to injury, lawsuits, or expensive renovations.
Use this blog as a pre-purchase safety checklist before you buy a property that could become a liability instead of an asset.
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Want to take your short-term rental safety to the next level? |
Though you're buying a residential home, operating it as an Airbnb business comes with commercial-level safety expectations. Guests assume vacation homes are as safe as hotels, and legally, some courts are beginning to agree. Hotels follow strict federally mandated safety codes for a reason. Vacation rental properties should meet similar standards to protect guests and homeowners alike.
Meeting local regulations, HOA-specific rules, and building codes is just the baseline. International and national building codes still don’t address STRs (but that could change soon). They simply haven’t caught up with the fast growth of STRs as a vacation option over the past decade or so.
Before 1990, hotels had no regulations, but that changed after many incidents. Some could argue that there are more incidents in STRs than there were in hotels before they became regulated. Most STR injuries stem from hazards not covered by code, like bunk bed falls, grill fires, stair-related injuries, or even lacerations from dull kitchen knives. That’s why a comprehensive, proactive safety inspection is essential.
Breezeway has supported hundreds of thousands of safety inspections globally, helping the best Airbnb rental businesses and property management companies go well beyond code requirements to create truly guest-safe homes.
In some vacation rental markets, government-mandated inspections exist, but these often create a false sense of security. Most focus narrowly on fire safety, which accounts for only about 3% of STR incidents, according to industry insurance data. The real threats are broader and frequently missed.
Don’t assume your property will automatically qualify for short-term rental insurance. Providers may decline coverage if the home has safety risks, such as pools or hot tubs without proper fencing, alarms, or signage; deteriorating decks or balconies; or stairs lacking secure handrails. If your property isn’t properly equipped and something goes wrong, you could face denied claims or lawsuits. Leading providers, like our partners at Proper Insurance, offer up to 10% discounts for Breezeway STRSI properties, because prevention matters.
Many short-term rental owners assume that if a home or feature was once considered safe or met code requirements at the time of construction, it doesn’t need to be updated. This assumption is often referred to as being “grandfathered in.” However, relying on that idea in the world of STRs can create significant safety risks and serious legal exposure. It’s a critical consideration when evaluating whether a property is truly ready to be rented to the general public.
As building code expert Bruce Barker points out in his book Deck Codes & Standards, the concept of grandfathering is widely misunderstood. He writes, “Grandfathering is another myth. While it’s generally true that older structures aren’t automatically required to meet new codes, there is an exception for safety. International Residential Code Section R102.7 allows the local building official to require upgrades ‘for the general safety and welfare of the occupants and the public.’ There is no grandfathering of safety defects. If something is unsafe now, it should be corrected, period.”
This is especially relevant in STRs, where you are opening your home to paying guests who don’t know the property the way a long-term rental guest would. The home will experience greater wear and tear than a typical residence, and as the owner, you have a legal responsibility to provide a safe environment. Under hospitality and premises liability law, you are held to a higher standard of care. Simply put: what might be “grandfathered” in a private home doesn’t make the cut in a professionally managed rental, and it shouldn’t.
Use this checklist before buying and again when you inspect a new property to evaluate whether it’s short-term rental-ready or in need of significant upgrades.
If the property you are considering has a fire sprinkler system, you’re golden, this is the gold standard for guest safety. Retrofitting one, even using flexible PEX systems, can exceed $30,000. You’ll be able to market this incredible feature and boost bookings and profitability as a result!
If the dwelling doesn’t have a fire sprinkler system, verify whether it’s required for STRs in your local building code. In non-required markets, lack of sprinklers isn’t a deal-breaker, but it makes smoke alarms even more critical.
Speaking of, smoke alarms must be installed in every bedroom and hallway, and the best protection comes from hard-wired, interconnected systems. If the home isn’t already wired, retrofitting will require an electrician, especially to connect smoke alarms to the attached garage (where a heat detector should also be installed). Regardless, you are going to want to install all new smoke alarms in the dwelling when you take possession of it.
Wireless RF-linked smoke alarms are an option, but require more frequent testing and are prone to radio interference. They’re better than nothing, but hard-wired, interconnected alarms remain the recommended standard.
Smoke alarms are the single most important safety feature in your rental.
If the property has carbon fuel-burning appliances, a fireplace, or an attached garage, carbon monoxide alarms are essential. To best protect guests, CO detectors should be independent of smoke alarms as they better detect CO in areas that smoke alarms don’t. Install them on every floor, especially near bedrooms. Many STRs also benefit from combo CO/explosive gas detectors, which are required in some regions and offer broader protection for gas leaks as well.
Every floor must have at least one fire extinguisher, and one should be located within 30 feet of the kitchen and any outdoor grill. Plan where these will be mounted visibly, not hidden, and easily accessible. These are easy and inexpensive to add after the purchase if they aren’t there already.
Emergency services need to reach your short-term rental property quickly.
If cell service is unreliable, plan to install a landline. This is a reasonable and legally defensible step in remote areas.
To legally qualify as a sleeping area in a short-term rental across all 50 states, each bedroom must have two means of egress, typically a door and a window that provide safe exit in case of an emergency, such as a fire. The only exception to this requirement is if the property is equipped with a fully sprinklered fire suppression system throughout the entire STR.
While most sleeping rooms have a door leading to the interior of the short-term rental, the required second means of egress must lead directly to the outside, typically through a window or an exterior door. This exit cannot pass through another room, like a bathroom or hallway; it must be accessible directly from the sleeping area. The egress window or door must be unobstructed, able to open fully, provide a minimum clear opening of 5.7 square feet, and have the bottom of the opening no more than 44 inches from the floor to ensure a safe and accessible escape in an emergency.
Many STR owners have dreams of increasing occupancy to maximize annual revenue. That walk-in closet off the primary bedroom isn’t needed in an STR, but before you start figuring out how to fill it with two bunk beds, you need to remember egress. If you’re considering converting a large closet, attic, or basement into bedrooms or a sleeping area, make sure a code-compliant egress exterior window or exterior door can be added to any sleeping space that doesn’t currently have one (and, this investment will run you $3,000 or more). If you plan on installing a window-mounted AC unit in the window of a sleeping area, it’s important to remember you can’t block egress windows, even with an AC unit.
Breezeway Safety Recommendation: No more than 2 adults per bedroom, or 4 children max. All sleeping areas should have an easy exit.
Bunk beds aren’t always the best solution for increasing occupancy. In the U.S., more than 36,000 bunk bed-related injuries occur each year, primarily involving children. They can also be difficult for cleaning staff to safely and efficiently make up. If you decide to include bunk beds in your short-term rental, be aware that they must comply with federal safety standards (16 CFR §§ 1213 & 1513), which require proper guardrails, mattress height limits, structural integrity, and visible warning labels.
Don’t plan to install a bunk bed under a ceiling fan or near an open stairwell.
Decks and balconies need to be structurally sound and meet railing height/gap standards. In the United States, wooden decks typically last 10-15 years before needing replacement, while composite decks can last 25-50 years. Factors like the type of wood, climate, and maintenance practices significantly influence a deck's lifespan. Each year, an estimated 6,000 people in the U.S. are injured due to the structural failure or collapse of a deck, porch, railing, or staircase, according to the Consumer Product Safety Commission (CPSC). Alarmingly, The Washington Post reports that over 80% of U.S. residential decks are structurally deficient, calling them “ticking time bombs.” Supporting this concern, the North American Deck and Railing Association (NADRA) estimates that 40 to 50% of the 40 million decks in the U.S. are not up to current code or are at risk of collapse.
Even if your short-term rental is only set up to sleep eight guests, you should plan for up to five times that number gathering on the deck at once. Decks must be built to support at least 50 pounds per square foot, and that load increases significantly if you add a hot tub. It’s essential to have any elevated deck reviewed by a structural engineer or a highly experienced contractor as part of your property inspection to ensure it can safely handle the expected use.
Walkways, steps, and driveways should be free of trip hazards or uneven surfaces. It only takes the thickness of a nickel coin to create a trip hazard. Approximately 20% of your guests will be over the age of 50, making it important that you address their likelihood of tripping and falling.
Adequate exterior lighting for nighttime access is key. Are you buying in a neighborhood with dark sky requirements for turtle nesting or stargazing? If so, you’ll have to plan for additional investments in lighting. Guests should be able to get from their car to the main entry with good lighting. If there isn’t already automated dusk-to-dawn lighting installed, you’ll want to budget for that as well.
All stairs on and in the property should have a handrail that is graspable on one side if they are 4 or more risers high, for the entire length of the stairs. A guardrail is required on any deck, porch, or raised floor surface that is more than 30 inches above the floor or grade at any point within 36 inches horizontally from the edge.
Many residential homes lack handrails and guardrails that meet current building codes, and these deficiencies must be addressed before converting a property into a short-term rental. In STRs, where guests are unfamiliar with the home’s layout and falls are one of the most common injuries, these features are essential for protecting guest safety.
Handrails are particularly important on stairs, offering support for children, older adults, and anyone carrying luggage or navigating in low light. Even a small misstep can lead to a serious fall if the proper handrail isn’t in place. One of the most common examples of non-compliance is found on exterior deck stairs, where more than a million homes in the U.S. have only guardrail caps, which are not handrails and do not meet code. Adding a code-compliant handrail typically costs just a few hundred dollars, but can make a major difference in reducing risk and liability.
Guardrails are equally crucial for elevated surfaces such as decks, balconies, and porches, areas that often serve as social gathering spots in STRs. They prevent dangerous falls and protect children and pets from slipping through wide gaps or climbing over unsafe designs.
Because short-term rentals experience frequent guest turnover and come with increased liability, properly installed handrails and guardrails aren’t just about compliance, they’re about responsibility. Overlooking these features can lead to denied insurance claims, costly lawsuits, and preventable injuries.
The pool or waterfront area should include fencing, alarms, and required signage. Even if your local area doesn’t require pool fences or locking gates, it's important to acknowledge that pool drownings are the leading cause of death at STRs, and ensuring there is a safe way for guests to access them is critical. There is A LOT more to talk about when it comes to pools. We cover that in our Breezeway Pool and Hot Tub Safety Guide.
Grills and fire pits are popular amenities, but they must be positioned at a safe distance from the property to prevent fire hazards. Grills should have at least 3 feet of horizontal clearance from any combustible materials and should not be placed on decks or beneath combustible overhangs. Fire pits require even more distance, ideally at least 20 feet from any structure, to ensure safe use and reduce the risk of accidental fires.
If grills or fire pits are powered by propane or natural gas, it's important to install automatic shut-off timers that cut off the gas supply after about an hour. Many structure fires in short-term rentals have been caused by guests forgetting to turn off or extinguish these features.
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Want to take your short-term rental safety to the next level? |
When evaluating potential investment opportunities, don’t just ask “Will this be a good investment?” It’s imperative that you ask, "Is this property safe for renters?”
A home that isn’t well-suited for the short-term rental market can quickly become a financial and legal liability, rather than passive income. In contrast, a property that’s thoughtfully prepared upfront, safety-focused, and proactively managed builds guest trust, reduces risk. These improvements help a property stand out in the competitive Airbnb market and can even drive high demand, occupancy rates, and average daily rates.
At Breezeway, we believe safety is the new standard, and smart Airbnb hosts and real estate investors are leaning into it.