Safety of Furniture
If you let a property with any upholstered furniture, you must ensure it is safe to use and compliant with the Furniture and Furnishings (Fire) (Safety) Regulations 1988, as amended from 20 October 2025.
Which tenancies are covered?
- All furnished or partly‑furnished lettings in England & Wales.
- The duty sits with whoever supplies the furniture (landlord, agent or rent‑to‑rent operator).
- Pre‑1993 tenancies remain exempt only if none of the supplied items has been replaced since 1 March 1993. After that date, a new tenant, renewal or replacement item triggers full compliance.
Key flammability requirements
Upholstered furniture manufactured after 1950 must meet:
- Cigarette‑smoulder resistance (Schedule 4 test).
- Match‑flame resistance for covers (Schedule 5 test).
- Ignitability limits for all fillings (Schedule 2 & 3 tests).
2025 amendments
The Furniture and Furnishings (Fire) (Safety) (Amendment) Regulations 2025 come into force on 30 October 2025 and make three headline changes:
| What changes? | Practical effect for landlords |
|---|---|
| Scope – baby/young‑child products removed | The items listed below are no longer regulated under the 1988 Regulations. You may continue using or supplying them without FF (Fire Safety) labels, but they must still be safe under the General Product Safety Regulations. |
| Display (swing) label requirement scrapped | New furniture bought after 30 Oct 2025 will not carry a swing label. Permanent durably‑stitched labels remain compulsory. Existing stock with swing labels may still be supplied. |
| Prosecution time‑limit extended | Trading Standards now have 12 months (previously 6) from the date of an alleged offence to start proceedings. |
Products outside the Regulations from 30 October 2025
- Mattresses and modules under 170 × 75 cm designed for babies/children
- playpens
- children’s car seats
- play & changing mats
- prams/pushchairs/buggies
- cots & cribs (incl. Moses baskets, travel‑cots, bedside sleepers)
- cot bumpers, bed guards
- baby rockers/bouncers/nests
- high‑chairs, booster seats and baby walkers
- plus any compatible upholstery.
These items are still covered by general product‑safety law. If you supply them (e.g. a travel cot in a holiday let), ensure they are in good condition and meet recognised standards such as BS EN 1021 or BS EN 71‑2.
Labelling rules after 30 October 2025
| Label type | Required? | Where to look |
|---|---|---|
| Display/swing label | No – abolished | You may still see them on older stock, but they are optional. |
| Permanent label (stitched or stapled, Schedule 7 format) | Yes – mandatory | Usually on the underside or back of the item. Refusal to provide one is a red flag. |
When buying second‑hand furniture to furnish a tenancy, insist on a permanent label or documentary proof of compliance. If in doubt, don’t supply it.
Practical checklist for landlords
- Audit existing furnishings – Identify any item without a permanent label or that predates 1988 standards.
- Replace or remove non‑compliant items before the next tenancy start.
- Keep purchase records and photographs of labels in case of Trading Standards queries.
- Educate tenants not to bring in unsafe second‑hand furniture (you may add a clause to your tenancy agreement).
- Diary reminder – revisit this checklist each time you replace or add furniture.
Penalties: Supplying non‑compliant furniture remains a criminal offence under the Consumer Protection Act 1987, punishable by an unlimited fine and/or imprisonment. Trading Standards now have a full 12 months to prosecute.
This guidance is a summary only; always consult the Regulations or seek specialist advice for complex situations. More guidance is available on the Gov website here.