Holiday Cottage Hot Tub Rules, Regulations & Maintenance Tips

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Holiday cottages that offer unique features are a huge draw for holidaymakers, often increasing bookings and income. One feature on the ‘must have’ list for many holidaymakers is a hot tub. It’s somewhere people can relax year-round, and according to Sykes, they can boost your revenue by 20%.

However, not only are hot tubs a substantial investment, they require ongoing maintenance, plus you have a legal obligation to ensure your guest’s safety.

If you decide to take the plunge, you need to make sure that you follow the health and safety guidance and regulations.

Benefits of a hot tub for your holiday let

Higher revenue
The addition of a hot tub can justify higher rates, allowing holiday let owners to increase occupancy and income by 20%.

Increased demand
Over the last few years, there has been a surge in demand for holiday cottages with hot tubs. They are one of the most searched-for features on letting agency websites.

Hot tubs drive year-round bookings
Whether it’s a relaxing dip on a summer night or a warming plunge on a crisp winter’s day, hot tubs help boost bookings year-round. They provide year-round appeal, especially in the shoulder and low-season months.

You stand out from the competition
In a competitive market, having a hot tub can give your property an edge over similar listings and can be a deciding factor for potential guests choosing your holiday let over others.

Enhanced guest experience
Guests are looking for holiday cottages that offer luxuries they don’t have at home. A hot tub provides an enjoyable experience for guests and a memorable holiday highlight, contributing to positive reviews and increased guest satisfaction.

Negatives of a hot tub for your holiday let

They are an added expense
Purchasing and installing a hot tub can be a significant upfront investment. Electricity to run the heater, water bills, chemicals, the ongoing cost of third-party maintenance and potential repairs also add to the overall expense.

Maintenance challenges
Hot tubs require a continual investment of time and money to ensure pristine water quality and performance. If your hot tub stops working, guests will probably want some form of compensation as your hot tub is likely to be one of the reasons for choosing your property. You may want to put a daily refund amount into your rental contract so everyone is clear should your hot tub become ‘out of order’.

To limit disappointed guests and refunds, it’s essential you have a hot-tub maintenance company on hand to carry out any urgent repairs and maintenance.

Damage
Hot tub covers are heavy to remove, subsequently, they get damaged and need to be replaced every couple of years. There’s also the risk that unruly children will jump on the lid, put items in the water and trapse dirt and grass in which can damage the pumps. These are additional expenses that you will have to factor into your budgeting.

Liability and safety concerns
Accidents, injuries, or infections related to hot tub use can lead to legal issues.

Noise complaints
A hot tub will certainly encourage later outdoor nights with noisy guests talking more loudly than normal over the noise of the jets. This could result in complaints from neighbours.

What to consider before buying a hot tub for your holiday let

Hot tubs are a substantial investment so it’s essential to choose one that will last and benefit your holiday let business for years. To avoid a costly mistake, here are several factors to consider before taking the plunge.

• Hard shell or wood fired? Hard shell hot tubs are the most popular and are typically electric powered with features such as multiple jets, blowers, multi-coloured lights and speakers. Wood fired hot tubs generally don’t have jets, and control of the temperature can be challenging as the heating is from fire.
• Choose a hot tub that can accommodate at least the maximum number of guests your holiday cottage sleeps. If it sleeps 2, opt for a 3-4 person capacity for comfort. If it sleeps 6 then choose an 8-person capacity which is generally the largest domestic hot tub.
• Check with a qualified electrician that your power supply can accommodate what you are planning to buy. Larger hot tubs typically require a dedicated 32-amp supply.
• With energy prices high the quality of the insulation both around the tub and in the cover will impact how efficient your hot tub is in retaining heat and the running costs. Often cheap hot tubs with poor insulation end up costing more over their lifetime due to the higher running costs compared to a well-insulated hot tub.
• Cheaper models also have small heaters which increases the time it takes to heat the water when re-filling. Guests will expect the hot tub to be up and running on arrival so choose a model with a decent heater. Consider installing an external hot water tap to re-fill, this will ensure the right temperature is reached quicker.
• Ensure there is a drain close by where you can empty the hot tub. If you want to speed things up, then use an electric pump to drain the hot tub. If you use a private septic system rather than mains sewerage, avoid emptying it into your sewage treatment plant, as it will upset the balance.
• Due to the weight of a filled hot tub, a properly prepared level concrete base is essential.
• Hot tub placement – for guest comfort, the tub should be as close to the cottage as possible. If you’ve got stunning views, position your hot tub where your guests can enjoy them. Ensure the spot isn’t overlooked by using strategically placed gazebos, fencing, climbing plants, or shrubbery to give guests privacy. Think about proximity to neighbours, and whether this is going to cause a nuisance.

Hot tub health and safety guidance

Before you think about buying a hot tub, make sure you are familiar with the relevant legislation and that you understand your responsibilities because hot tub ownership for guest use is quite onerous.

Hot tub incidents happen frequently at holiday cottages, so you need to ensure that you have done a risk assessment, as owners have a duty of care to assess risks and implement appropriate measures to ensure hot tubs are safe to use.

If done correctly, hot tub maintenance will keep your tub in great condition, safe and ready for guests to use.

Operating instructions and signage
For guest safety, to protect you from litigation and your hot tub from misuse or damage, you need to provide guests with clear instructions on its use and your rules.

For an injury claim to be successful, it must be proved that the injury was caused by a breach of duty. If there are no instructions provided for the safe use of the hot tub, this could potentially be seen as a breach of duty, especially if the lack of instructions directly led to the injury.

Operating instructions should be available on your website, in your guest information and posted near the hot tub in plain sight.  Demonstrating that you have made every effort to ensure the guest has sufficient information to operate the hot tub safely should protect you.

There are hot tub safety signs available to purchase online, or you can make your own bespoke signs.

Prevent slips and falls
Use non-slip materials on steps and flooring to prevent slips and falls when entering or leaving the hot tub. Regular pressure washing to remove algae from surfaces is recommended.

Safe chemical storage
Hot tub chemicals should always be stored in a locked location and out of reach of children and pets.

Water temperature
While the ideal hot tub temperature varies tends to be 37-38°C and it’s recommended that the water temperature in your hot tub should not exceed 40°C. 

Lighting
Guests will often use the hot tub at night, so be aware of potential trip and slip hazards from the cottage to the hot tub. Ensure there is adequate lighting on a PIR movement detector or fixed switch. Consult a qualified electrician to ensure it is a suitable, safe solution for the area.

Hot pipes
If you use a wood fired hot tub, hot metal pipes will require guarding to prevent accidental burns.

Lock it
To minimise the risk of unsupervised access by children, buy a hot tub with a combination lock on the cover or buy a separate lock.

Hot tub rules for holiday lets

Whilst a hot tub is fun, it can put you at risk if someone is injured and cost you if it’s damaged.

Here are some hot tub rules and regulations to consider:

• Make it clear that non-swimmers and children should not be left unattended.
• Generally, it’s advised that children under 5 shouldn’t be allowed to use a hot tub.
• No eating or drinking in the tub and no glassware in or around the hot tub. Prove plastic glasses to use around the hot tub to prevent guests from using glasses.
• Guests must shower before using the hot tub to remove detergents, cosmetics, and lotions from the body.
• Advise guests what the maximum number of people that can use the tub at one time.
• Instruct guests to use the cover and fasten it down when the hot tub is not in use.
• Not to use the hot tub in a thunderstorm or in very windy conditions.
• No electrical appliances near the hot tub.
• Diving is forbidden.
• Prohibit solo bathing.
• Don’t use while under the influence of alcohol or sedatives.
• Seek medical advice before using if pregnant, have health problems or are immuno-compromised.

Hot tub maintenance for holiday lets

To prolong your hot tub’s longevity and for the health and safety of your guests, owners need to ensure the hot tub is properly managed. This requires ongoing vigilance, with effective cleaning, maintenance, water treatment, and testing programs in place.

It can’t be stressed enough that it should never be the guest’s responsibility to test the water or add chemicals. It is your legal responsibility to ensure their safety and wellbeing.

It’s recommended to adhere to the manufacturer’s guidance on chemicals and cleaning products as they’ve been developed specifically for individual hot tubs. When using any type of chemicals, always remember to read the instructions and don’t mix any of the chemicals as this could be dangerous. If there are any spillages flush the area with water and always pre-dissolve chemicals in a container.

Cloudy water is usually the first indicator if the water quality is poor. Use test strips, liquid or digital testing kits to get accurate chemical readings and to ensure the required level is met.

Chlorine or bromine are the two commonly used chemicals that help stop the water from getting dirty and manage bacteria. Given there will be no chlorine or bromine present in the water when you fill up your hot tub, chlorine or bromine granules should be added until the correct level is reached. To maintain the correct levels and keep the water clean and bacteria-free, use a floating dispenser with chlorine or bromine tablets.

Other chemicals needed for a hot tub are pH increasers for when the water is too acidic, and pH decreases for when the water is too alkaline. You will also have to maintain the alkalinity levels of the water.

When refilling your hot tub with fresh water, or to tackle cloudy water in the hot tub, a dose of either chlorine shock or non-chlorine shock is recommended.  Other products to use to clarify the water are spa sparkle and de-foamer.

Periodically, when emptying and re-filling the hot tub, using a hot tub flush product will clean the pipework, removing biofilm and bacteria in the pipework.  If not removed periodically, these can affect the clarity of the water.

Filters should also be soaked in a filter cleaning solution (preferably overnight), and then rinsed before using. For this reason, a spare set of filters is recommended.

Finally, make sure the cover is regularly cleaned, especially the underside.

Servicing and maintaining a hot tub
To keep a hot tub running smoothly, it’s recommended that it is professionally serviced regularly to ensure the plumbing, pumps and filtration system run smoothly.

If you don’t live on-site, a competent person will need to ensure your hot tub is maintained and safe for guests to use. Considering the health and safety risks if you don’t comply with the HSE guidance, using a third-party company to manage your holiday cottage hot tub is recommended.

Does holiday letting insurance cover hot tubs?

You will need to make sure your holiday let insurance policy provides public liability insurance to cover injury or illness associated with the use of the hot tub. You should clarify if your hot tub is covered under the buildings section (if fixed) or contents (freestanding) and the scope of cover.

Typically, insurers will not pay for any loss, damage or liability arising from the ownership or usage of the hot tub, unless the hot tub is used, maintained and serviced in accordance with the manufacturer’s instructions.

If you require any clarification on our holiday cottage insurance and hot tubs, please get in touch with Schofields.

How to create a unique holiday let hot tub experience

If your competitors also provide a hot tub, then you’ll have to provide a unique experience which offers something special so holidaymakers choose your holiday cottage over theirs.

Situate your hot tub in an area with a breathtaking view. What could be better than relaxing in a hot tub while looking out over the sea or rolling green countryside. Also, enhance your hot tub surroundings with some fairy lights to make it more romantic.

You could have a pergola or gazebo over the hot tub. Again, it creates a nice ambience to have lighting in the structure.

Should you take the plunge?
Though it may seem like there are a lot of rules and regulations when it comes to having a hot tub at your holiday let, if managed properly a hot tub can be a lucrative addition. They give you the opportunity to increase occupancy, revenue and most importantly, enhance the guest experience.

Useful resources
The information in this article is intended to be general information only and should not be interpreted as legal advice. Please consult the guidance below.

The Health Protection Agency and the Health and Safety Executive have published guidance on how to manage hot tubs:

• Control of legionella and other infectious agents in spa-pool systems HSG282 (see pages 34 & 35 for guidance on how to keep your hot tub safe and clean).
• Management of Spa Pools – Controlling the Risks of Infection.
• For holiday homes see page 91 Management of spa pools: guidance on the control of infectious agents.
• BISHTA guidelines.
• The Health and Safety at Work etc. Act 1974
• The Control of Substances Hazardous to Health (COSHH)

If you follow the HSG282 guidelines and keep records, you should be able to demonstrate that you fulfilled your water treatment responsibilities and have taken reasonable steps to provide a safe hot tub for your guests.