Is short-term letting legal in Brighton in 2025?

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Yes — but it’s planning-led and case-by-case. Brighton & Hove City Council says the need for planning permission depends on the degree of use change when a dwelling is used as a holiday let; some cases amount to a material change (e.g., to visitor accommodation/C1 or sui generis). If you suspect a property is operating without permission, the council provides a planning enforcement route.

What’s changing nationally (confirmed; not yet commenced)

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England has confirmed a package for short-term lets: a new use class (C5) for STRs, planning permission for future STRs as required, and a mandatory national register (to be delivered by DCMS).

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Status: implementation depends on secondary legislation; councils may later use Article 4 to withdraw any C3↔C5 permitted development in defined areas.

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Brighton angle

• Expect a clearer planning status for entire-home STRs (C5) once commenced.
• Article 4 context: Brighton already operates Article 4 Directions in many areas (mainly for HMOs/heritage), showing the council actively uses A4 powers; there is no STL-specific Article 4 in force as of today.
• Exploring stronger STL controls: In 2025 the council’s Task & Finish Group reported options and cabinet scheduled a discussion on next steps (including planning tools and lobbying for licensing/registration).

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Contrast with London: the 90-night cap is Greater London-only. Brighton has no citywide cap and relies on planning control.

Tax & rating: when a Brighton STL moves to Business Rates

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In England, a self-catering/holiday let becomes non-domestic if it’s available to let for 140+ days and actually let for 70+ days in the previous 12 months. If you meet this, the VOA sets a rateable value; reliefs depend on current schemes and thresholds. Brighton has a local page and form for short-stay holiday lets. If you don’t meet 140/70, you remain on Council Tax (local second-home premiums may apply).

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Fire & safety: what Brighton hosts must do (England)

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All paying-guest accommodation must comply with fire safety law. For typical small STRs, use the Home Office guide “Making your small paying-guest accommodation safe from fire” (with checklist). Do the following and keep records: fire risk assessment; appropriate detection & alarm; clear/protected escape routes; CO alarms where required; fire blanket/extinguishers where proportionate; routine testing/maintenance.

Mini How-To: Stay compliant in Brighton (step-by-step)

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1. Map your use today — If you’re running an entire-home holiday let/SA, the council may view it as a material change of use depending on intensity/impacts; keep a bookings log, turnover/management plan, and neighbour-amenity measures.
2. Check the roadmap — Plan for C5 and the national register (not yet commenced). Watch for any Article 4 consultations that could restrict C3↔C5 PD in hotspots.
3. Fire safety now — Use the Home Office guide to complete a risk assessment; fix gaps; keep a maintenance log and provide guest safety info.
4. Rates & tax — If you meet 140/70, expect Business Rates (check VOA valuation and any current relief schemes). If below, Council Tax applies. Keep availability and lettings evidence.
5. Neighbourliness/amenity — Clear house rules, waste plan and quiet hours reduce complaints (a planning risk) and support any application/enforcement response.
6. Re-check annually — National rules are evolving; revisit planning/rating/safety each year and before scaling.

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FAQs

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Is there a 90-night cap in Brighton like London?
No. The 90-night limit is specific to Greater London; Brighton controls STLs via planning.

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Do I need planning permission to run an entire-home Airbnb?
Possibly. Whole-home STLs can be a material change of use depending on intensity and impacts; Brighton handles this case-by-case and can enforce.

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What is the new C5 use class?
A dedicated short-term let use class for England; Government also plans a mandatory register. Start dates depend on secondary legislation; councils can restrict C3↔C5 via Article 4 where justified.

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Will I have to register my Brighton STL?
Yes — once the national register commences, registration is expected to be mandatory (watch DCMS updates).

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When do I move from Council Tax to Business Rates?
When the property is available ≥140 days and actually let ≥70 days in the previous 12 months; otherwise Council Tax applies.

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What safety standards apply?
Follow the Home Office small paying-guest accommodation guide: risk assessment, alarms, escape routes, CO alarms, fire blanket, and maintenance logs.

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Not Advice: This guide highlights key points for short-term letting and is not legal or tax advice. Rules change — always check the relevant authority’s website for your property and seek professional advice if unsure.