There are a number of regulators which owners may come into contact with. The Local Fire Authority enforces Fire Safety, Health & Safety Executive (HSE) cover gas safety, Trading Standards if the property is mis-advertised, Building Control to oversee any improvement works, the Local Planning Authority who control developments and building use, the council’s Licensing department if Selective Licensing is required, Environmental Health’s Commercial Team (if a food business) as well as Environmental Health Private Sector Housing Team for health and safety. These will be a mixture of proactive and reactive inspections dependent on the issue and the regulator. In addition, Insurance companies will be wary of any potential civil claims and may have some requirements before they will issue insurance.
For a layperson wanting to do the right thing, it is a minefield as you scour through various pieces of legislation, regulation and guidance. What further complicates this is that each property is different and what is applicable for one property, may not be suitable for another. It’s why risk assessments are bespoke and not off the shelf.
Whilst all the above are relevant regulators, in our opinion, the consumer is the biggest regulator to any business, including FHL’s. This regulation in its crudest form can be word of mouth to family and friends or a review on a website about how they found their stay which may deter any future renters from wishing to stay at the property, particularly if they have a negative experience i.e., injure themselves. Future renters then have to weigh up whether that negative comment is sufficient to put them off from completing their purchase e.g., time lapse from comment and whether any subsequent comments counteract the negative one, whether issue highlighted on review website applies to their own circumstances, etc.
Consumer regulation has evolved over recent years. The Food Hygiene Scores on the Doors transformed how consumers now make an informed decision when selecting where to eat. We have countless friends and relatives who actively look in a restaurant’s window for their food hygiene rating, or on the website or trip advisor prior to choosing a place to eat. The “official” regulators job is aided by having that consumer awareness as poorly rated businesses are actively avoided. Likewise, animal welfare has seen a Star Rating introduced, allowing pet owners make an informed decision on things like breeders, sellers, kennels, catteries and home boarders. Again, no licence number on advert of puppy, the purchaser will likely move on, irrespective of how cute or well looked after the photos of the animal suggest.
We hope our logo, available to members of Safe Stays, will provide instant recognition to consumers that the property complies with the relevant safety standards and that the owner takes H&S of their guests seriously. Our intention is also that Insurance Companies will also recognise members, that their properties are considered to be low risk and insurance premiums are reflected as they are in compliant food businesses.
Pete Gibson