Enhancing Safety in Short-Term Rentals: Insights from Breezeway's Justin Ford

Meet the Expert

Justin Ford is the Director of Short-Term Rental Safety and Certifications Program at Breezeway. He leverages his unique background in the US Coast Guard, firefighting, and vacation rental management to champion safety standards globally.

The State of Short-Term Rental Safety in 2025

Evolving Industry Standards and Regulations

The short-term rental industry faces a critical juncture in 2025, with less than 2% of properties currently undergoing safety inspections. "We're still the wild west here," notes Justin Ford, highlighting the urgent need for standardized safety protocols. Breezeway's platform has emerged as a leading solution, helping hosts validate their safety measures through digital inspections and comprehensive checklists.

The push for professionalization extends beyond individual properties. Ford explains, "I've been to Australia, South Africa, New Zealand, and more, working to establish global standards." This international collaboration includes partnerships with the National Fire Protection Association (NFPA) and code enforcement agencies to develop practical inspection frameworks for the industry's estimated 10 million properties worldwide.

Airbnb's 2025 Service Expansion: Opportunities and Risks

Airbnb's New Services and Host Implications

Airbnb's expansion into bookable services in 2025 presents both opportunities and challenges for hosts. While the platform aims to improve guest experiences through services like massages and private chefs, safety concerns remain paramount. "You could get a massage in your Airbnb while there's a smoke alarm dangling with no battery above you," Ford points out, highlighting the disconnect between service expansion and basic safety requirements.

The platform's vetting process for service providers includes background checks, insurance verification, and certification requirements. However, hosts should carefully consider their liability exposure before participating. As Ford notes, "America hasn't become less litigious in the past 10 years; it's become more so."

The platform's internal team now thoroughly screens service providers, requiring certifications and insurance verification. However, many safety experts recommend a wait-and-see approach before implementing these services. As Ford advises, "Before I participate as a host, I want to make sure everything has been checked and cleared. I don't want to be the test case."

Guest Safety Perceptions and Market Impact

A revealing 2021 survey showed that 62% of hotel-preferring travelers avoid vacation rentals due to safety concerns. While Airbnb's service expansion may attract luxury-seeking guests, it doesn't address fundamental safety issues. "We're still not addressing their biggest concern, which is am I going to be safe there," Ford emphasizes.

The platform's internal team now thoroughly screens service providers, requiring certifications and insurance verification. However, many safety experts recommend a wait-and-see approach before implementing these services. As Ford advises, "Before I participate as a host, I want to make sure everything has been checked and cleared. I don't want to be the test case."

Top Safety Risks for Short-Term Rentals in 2025

Common Hazards Hosts Overlook

Contrary to popular belief, the most frequent safety incidents aren't fire-related. "The number one issue is slips, trips, and falls," Ford reveals, noting that fire-related claims account for less than 5% of insurance claims. Common hazards include:

• Poor lighting in walkways and entrances
• Uneven pavers in driveways
• Difficult access from parking areas
• Poorly maintained stairs
• Inadequate pathway lighting

Uncommon and Emerging Safety Issues

Several less obvious safety concerns have emerged as significant risks in 2025:

1. Furniture tip-overs: "A 50-pound TV, when it falls, can exert a force of 27,000 pounds," Ford explains, highlighting the critical importance of securing furniture.
2. Poison control incidents: Surprisingly, "The number one phone call from an Airbnb was to poison control—not for a Wi-Fi password or more towels."
3. E-battery fires: The proliferation of electric devices has introduced new fire risks requiring specific safety protocols.
4. Product liability: Many common vacation rental amenities, like Solo Stoves, now specify they're "not for commercial use," creating potential liability issues for hosts.

Practical Safety Strategies for Hosts in 2025

Conducting Effective Safety Inspections

The most effective way to identify safety issues is through third-party perspective. "Get a friend or family member to go to your property without you there, at night, with a suitcase," Ford recommends. This approach reveals hazards that might not be obvious to owners familiar with the property.

Key inspection elements include:

• Testing emergency exits in darkness
• Verifying smoke alarm audibility (85 dB) throughout the property
• Checking window accessibility for emergency egress
• Evaluating lighting adequacy in all areas
• Assessing trip hazards from guest arrival through departure

Learning from Hotels: Professional Safety Practices

The hotel industry offers valuable lessons for short-term rental safety. Professional properties must comply with the Federal Hotel and Motel Fire Safety Act, while vacation rentals often operate without similar oversight. Key hotel safety practices to adopt include:

• Fixed, properly mounted grills
• Secured furniture
• Removal of bathroom trip hazards
• Regular safety inspections
• Professional-grade emergency lighting

Insurance and Liability: What Hosts Need to Know in 2025

Insurance coverage isn't a substitute for proper safety measures. "If you're negligent, insurance doesn't have your back," Ford emphasizes. Many hosts mistakenly believe their insurance will cover any incident, but negligence can void coverage.

Leading insurers like Proper Insurance now offer discounts up to 10% for properties that complete certified safety courses, recognizing the direct correlation between safety measures and reduced claims.

To maximize coverage and minimize vacation rental liability, hosts should:

• Complete regular property safety inspections
• Document all safety upgrades and maintenance
• Follow manufacturer instructions for all appliances and furnishings
• Obtain safety certifications where available

Market Safety to Increase Bookings

Safety isn’t just about compliance—it’s a powerful marketing tool. Case studies show that hosts and managers who promote their safety features see a measurable boost in bookings. In one standout example is a short-term rental that consistently ranks at the top of search results simply by marketing itself as a safe property: “If you Google ‘safe Airbnb,’ one of the top results is an Airbnb in Waterbury, Vermont. She gets all kinds of bookings because she markets her property as safe.”

Justin adds, “Don’t be afraid to showcase your safety features. You don’t have to make it the headline, but mention that you’ve updated smoke alarms or have great egress."

Long-Term Value of Safety Investments

Safety upgrades are a smart investment in your property’s future. “As safety regulations come into place, properties with safety features will be more valuable,” Justin explains. “Investing in safety now will pay off when you sell your house, because you’ll already have the right features in place.”

In a market where short-term rental regulations are tightening, early adopters of safety standards will find it easier to comply, avoid fines, and attract guests who value peace of mind. Upgrades like egress windows, reinforced decks, and certified alarm systems can boost resale value and make your property stand out in a competitive landscape.

“We help people have great vacations, but we also help save lives and prevent tragedies,” Justin reflects.

For more expert-backed advice and weekly safety tips, follow Justin’s updates on Instagram under Short-Term Rental Safety, or explore Breezeway’s resources for hosts looking to level up their property safety game.