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You can earn up to 30% more with our unique pricing strategy. Developed from managing over 350,000 bookings, it runs entirely within local regulations and has already earned our hosts over £112 Million.
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FIND OUT MOREYou can earn up to 30% more with our unique pricing strategy. Developed from managing over 350,000 bookings, it runs entirely within local regulations and has already earned our hosts over £112 Million.
No single UK-wide definition. England/Wales treat short-term letting via planning/use-class rules (London: “temporary sleeping accommodation” up to 90 nights). Scotland defines “short-term let” in the licensing framework (secondary/home-letting/home-sharing). NI regulates “tourist accommodation” via certification.
Short-term letting is legal in the UK, but rules differ by nation and city. There is no UK-wide register or night cap. London alone has a statutory 90-night limit per calendar year unless planning permission is granted. Scotland runs a mandatory short-term let licensing scheme and some areas (e.g. Edinburgh) also require planning permission for secondary lets. Wales has created new planning use classes for short-term lets and is preparing a national register and optional local visitor levy. Northern Ireland requires tourist accommodation to be certified by Tourism NI before trading. Keep to national fire-safety guidance for small paying-guest accommodation and meet tax/VAT obligations.
No single legal threshold. Treated case-by-case under planning (C3→C1 ‘material change of use’). London’s 90-night cap is unique to Greater London.
Short-term letting is legal in the UK, but rules differ by nation and city. There is no UK-wide register or night cap. London alone has a statutory 90-night limit per calendar year unless planning permission is granted. Scotland runs a mandatory short-term let licensing scheme and some areas (e.g. Edinburgh) also require planning permission for secondary lets. Wales has created new planning use classes for short-term lets and is preparing a national register and optional local visitor levy. Northern Ireland requires tourist accommodation to be certified by Tourism NI before trading. Keep to national fire-safety guidance for small paying-guest accommodation and meet tax/VAT obligations.
Registration / Permit
No UK-wide register. England/Wales: planning controls are local; London has a 90-night planning limit. Scotland: a licence is mandatory for all short-term lets. Wales: national register and visitor-levy powers approved (roll-out from 2026/2027). Northern Ireland: Tourism NI certification is mandatory for tourist accommodation.
Max Nights
None UK-wide. London only: 90 nights per calendar year without planning permission.
Planning / Zoning
If a planning application is required, allow several weeks to months depending on completeness, whether the case is notified/contested and local workloads.
Safety & Insurance
Follow the official “small paying-guest-accommodation” fire-safety guidance: complete a suitable fire-risk assessment, install and maintain smoke/CO detection, provide escape information and keep records; larger/complex premises follow the sleeping-accommodation guide.
Tax
Income tax via HMRC. Business rates if available 140+ days & let 70+; else Council Tax. Rent-a-Room £7,500 (main home). Councils may charge up to 100% second-home premium from Apr 2025. FHL abolished 6 Apr 2025.
Income tax via HMRC. Business rates if available 140+ days & let 70+; else Council Tax. Rent-a-Room £7,500 (main home). Councils may charge up to 100% second-home premium from Apr 2025. FHL abolished 6 Apr 2025.
Follow the official “small paying-guest-accommodation” fire-safety guidance: complete a suitable fire-risk assessment, install and maintain smoke/CO detection, provide escape information and keep records; larger/complex premises follow the sleeping-accommodation guide.
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• London: statutory 90-night limit per calendar year without planning permission.
• Scotland: Edinburgh is a city-wide Short-term Let Control Area—secondary lets typically require planning permission in addition to licensing.
• Wales: new C5/C6 use classes enable councils to manage short-term lets; Article 4 Directions may restrict permitted changes of use locally.
• Northern Ireland: you must be Tourism NI-certified before advertising or taking bookings for tourist accommodation.
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⭐ Rated 4.8/5 by 2,500+ Hosts
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• Scotland: Visitor Levy goes live locally from 2026—Edinburgh confirmed a 5% levy (up to 5 nights) from 24 July 2026.
• Wales: the Visitor Accommodation (Register and Levy) Act passed on 8 July 2025—councils may adopt a levy from April 2027; a national register is planned.
• England: proposals to introduce a national register and a new C5 use class for short-term lets remain under consideration—monitor DLUHC updates.
No single legal threshold. Treated case-by-case under planning (C3→C1 ‘material change of use’). London’s 90-night cap is unique to Greater London.
⭐ Rated 4.8/5 by 2,500+ Hosts
This guide is informational and not legal advice. Always confirm with
Local Planning Authorities; Scottish local authorities (licensing); Welsh local planning authorities and Welsh Government for levy/register; Tourism NI; Fire & Rescue authorities; HMRC.
your local authority.
