Short-Term Let Regulations in England: What Owners Need to Know in 2026
There is a lot of confusing and out-of-date information about short-let rules in England. Some of it describes schemes that don't exist yet. Here is where things actually stand as of September 2026, and what it means if you own a property in Bath, Bristol or London.
The short version: there is no national registration scheme or licence yet, but one is coming by March 2027. Meanwhile, the rules that cost owners money today are planning (especially in London), council tax and business rates, tax, and safety compliance
| Rule | Status now | Applies to |
|---|---|---|
| National short-let register | Confirmed, expected by March 2027 | All of England |
| 90-night annual limit | In force since 2015 | Greater London only |
| C5 "short-term let" planning use class | Proposed, not in force | — |
| Business rates test (140 nights available, 70 let) | In force | All of England |
| Second homes council tax premium (100%) | In force since April 2025 | Bath & NE Somerset, Bristol and many other councils |
| Furnished Holiday Lettings tax regime | Abolished April 2025 | UK-wide |
| Fire, gas and electrical safety | In force | All short lets |
The national short-let register
On 3 September 2026, Culture Secretary Lisa Nandy confirmed in Parliament that a national register for short-term and holiday lets in England will be up and running in full by March 2027. It will be mandatory and mostly online.
What we know:
It will cover short-term and holiday lets across England.
Each property is expected to get a registration number to show on listings.
A registration fee is expected.
What hasn't been confirmed yet:
The fee amount
Penalties for not registering
Any exemptions, for example for owners who only let occasionally
Exactly what information and safety documents you'll need to provide
Whether Airbnb and Booking.com will be required to remove unregistered listings
That last point matters most. In Scotland, a licence number is required to operate, and unlicensed listings have been removed. England's scheme is a register rather than a licence, but it would be sensible to expect platforms to ask for a registration number.
What to do now: nothing needs registering yet. The best preparation is to have your gas safety certificate, electrical report and fire risk assessment up to date, as these are likely to be requested. We will handle registration for all the properties we manage once the register opens.
Planning permission
London: the 90-night rule. Under the Deregulation Act 2015, an entire home in Greater London can be let short-term for up to 90 nights per calendar year without planning permission. Beyond that, you need planning permission for change of use, which is rarely granted. Airbnb automatically caps entire-home listings in London at 90 nights. Many owners fill the rest of the year with mid-term lets of 90 days or more.
Outside London: no night limit, but not a free-for-all. There is no national cap in Bath or Bristol. Councils can still take enforcement action if short letting amounts to a "material change of use" — for example, a flat let so intensively that it causes persistent disruption to neighbours. This is judged case by case.
The C5 use class is still only a proposal. In 2023 the government consulted on a new "C5 short-term let" planning use class. This would let councils require planning permission for new short lets in areas they choose. As of September 2026, it has not been introduced and no date has been set. Ignore any article that treats it as law.
Bath: listed buildings. Much of central Bath is listed and sits within a World Heritage Site. Planning rules on use aren't the issue here, but alterations are. Key safes on front elevations, new fire doors, extra smoke detection or signage on a listed building may need listed building consent. Check before you install anything.
Council tax, business rates and the second homes premium
This is the rule most likely to affect your bottom line, particularly in Bath and Bristol.
The business rates test. A short let in England is assessed for business rates instead of council tax if, in a 12-month period, it is:
available to let commercially for at least 140 nights, and
actually let for at least 70 nights, and
intended to be available for 140 nights in the next 12 months.
Nights you use yourself, discounted stays for friends and family, and stays over 28 nights don't count.
Why it matters. If your property fails the test and nobody lives there as their main home, it is treated as a second home for council tax. Both Bath & North East Somerset and Bristol City Council have charged a 100% second homes premium since April 2025. That means double council tax.
Passing the test moves you onto business rates. Many owners with a single property then qualify for Small Business Rate Relief, which can reduce the bill to nothing. On a Bath property in a higher council tax band, the difference can run to several thousand pounds a year.
What to do: keep your calendar open enough to meet 140 nights, keep records of lettings, and apply to the Valuation Office Agency once you qualify. Blocking large parts of the year for personal use can cost more than you expect.
Tax
The Furnished Holiday Lettings tax regime was abolished on 6 April 2025. Short-let income is now taxed much like any other residential letting income. The biggest change for most owners is mortgage interest: it now only qualifies for a basic-rate tax credit rather than being fully deductible. Capital gains and pension contribution benefits have also gone. Speak to an accountant about your own position.
Safety compliance
These apply now, whatever happens with the register:
Fire risk assessment: a legal requirement for any property let to paying guests. It must be written down and kept up to date.
Smoke and carbon monoxide alarms: on every floor, plus CO alarms near fixed combustion appliances such as boilers and wood burners.
Gas safety: an annual check by a Gas Safe registered engineer.
Electrical safety: an electrical installation condition report (EICR) and appliance testing. Strongly recommended now, and likely to be expected for registration.
Guest records: you must keep a record of overseas guests' names and passport details.
Insurance, mortgage and lease
Three things to check before you let a single night:
Insurance: standard home or landlord insurance won't cover short lets. You need specialist holiday let cover with public liability.
Mortgage: many residential and buy-to-let mortgages don't allow short letting. Get lender consent in writing or switch to a holiday let mortgage.
Lease: most leasehold flats have clauses restricting business use or short lets. Check your lease and get written consent from the freeholder or management company.
Owner checklist
Confirm your mortgage, lease and insurance allow short letting.
Get a written fire risk assessment, gas safety certificate and EICR in place.
Fit smoke and carbon monoxide alarms.
Check whether your property meets the 140/70-night business rates test.
In London, plan around the 90-night limit.
In a listed building in Bath, check before making alterations.
Be ready to register when the national register opens by March 2027.
Frequently asked questions
Do I need to register my Airbnb in England now? No. The national register isn't open yet. The government has said it will be running in full by March 2027.
Do I need a licence to run an Airbnb in England? No. England has no licensing scheme for short lets. That is different from Scotland, where a licence is required.
Is there a 90-night limit in Bath or Bristol? No. The 90-night limit only applies in Greater London.
Do I pay council tax or business rates on a holiday let? Business rates, if it is available for 140 nights and actually let for 70 nights in a 12-month period. Otherwise council tax — and in Bath and Bristol, that may include a 100% second homes premium.
Can a management company handle compliance? Yes, most of it. We check compliance at onboarding, manage safety renewals and will handle registration when it opens. Some things, like mortgage and lease consent, have to come from you.
Talk to us
The rules are manageable, but getting them wrong can be expensive. If you own a property in Bath, Bristol or London and want to know where you stand, get in touch. We'll also give you a realistic idea of what it could earn.
This article is general guidance, not legal or tax advice. Rules were correct as of September 2026.