Is short-term letting legal in Bristol in 2025?

Yes — but it’s planning-led and case-by-case. Across England, using a dwelling (C3) as an entire-home holiday let/serviced accommodation can amount to a material change of use depending on intensity and amenity impacts; councils decide on the facts of each case. In Bristol, you can report suspected breaches via the planning enforcement service.

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

The Government has confirmed a package for short-term lets in England:

• A new use class (C5) for STRs and planning permission for future STRs where applicable.
• A mandatory national register (to be delivered by DCMS).

‍Status: start dates depend on secondary legislation; councils may later use Article 4 to withdraw any C3↔C5 permitted development (PD) in defined areas.

Bristol angle

• Expect a clearer planning status for entire-home STRs (C5) once commenced.
• Article 4 context: Bristol already applies Article 4 Directions in specific areas (largely HMOs/heritage), showing active use of PD-withdrawal powers; there is no STL-specific Article 4 in force as of 24 Sept 2025.

Contrast with London: the 90-night cap is Greater London-only; Bristol relies on planning control.

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

In England, a self-catering/holiday let is assessed non-domestic if it’s available to let for 140+ days and actually let for 70+ days in the previous 12 months. The VOA then sets a rateable value (relief schemes vary by year). Bristol has a dedicated holiday-lets business rates page. If you do not meet 140/70, you remain on Council Tax; Bristol will apply a 100% premium to second homes from 1 April 2025 (subject to listed exceptions).

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

All paying-guest accommodation must comply with fire safety law. For small STRs, use the Home Office guide “Making your small paying-guest accommodation safe from fire” (with risk-assessment 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 logs.

Want a simple summary of caps, planning and safety just for this city?

Read our Airbnb rules guide for Bristol →

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

1. Map your use today — If you’re running an entire-home holiday let/SA, assume the council may view it as a material change of use depending on intensity/impacts; log bookings, add a management plan, and document neighbour-amenity measures.
2. Check the roadmap — Prepare for C5 and the national register (not yet commenced). Watch for Article 4 consultations that could restrict C3↔C5 PD in hotspots.
3. Fire safety now — Use the Home Office checklist; fix gaps; keep a maintenance log and guest safety info.
4. Rates & tax — If you meet 140/70, expect Business Rates (check current relief schemes). If below, Council Tax applies; be aware of second-home premiums from 1 Apr 2025. 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 or enforcement response. Use Bristol’s planning enforcement page if needed.
6. Re-check annually — Rules are evolving; revisit planning/rating/safety each year and before scaling.

Curious how Bristol fits into England-wide changes like C5 and the national register.

Read our overview of short-term let licences in England →

FAQs

Is there a 90-night cap in Bristol like London?
No. The 90-night limit is Greater London-only. Bristol controls STLs through planning.

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

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 through Article 4 where justified.

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

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 (with potential second-home premiums).

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.

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.