Short-let regulations & legal essentials.

The Renters' Rights Act: why landlords are switching

The Renters' Rights Act 2025 brought the biggest change to private renting in England in decades. Its main tenancy reforms came into force on 1 May 2026:

• Section 21 has been abolished. Landlords can no longer end a tenancy without giving a reason, and must rely on a legal ground under Section 8.
• Fixed-term assured shorthold tenancies have ended. Tenancies are now periodic, and tenants can leave with two months' notice.
• Rent increases are limited to once a year and can be challenged at tribunal.
• New duties and penalties apply to landlords, with more measures being phased in.

Short-stay guests are different: they book a set number of nights for a holiday, work trip or visit, and don't use the property as their main home. That's why many landlords see professionally managed short-letting as a way to keep control of their asset.

The national short-let register

The government has confirmed a mandatory national registration scheme for short-term lets in England, under powers in the Levelling-up and Regeneration Act 2023. At the time of writing, the register has not yet opened. It's expected to launch first on a voluntary basis before becoming mandatory, with a start date still to be confirmed.

When it launches, each property is expected to need:

• Registration on the national register, with a unique registration number displayed on every listing.
• Confirmation that safety requirements (fire, gas and electrical) are met.
• Booking platforms are expected to remove listings that aren't registered.

Our approach: we already run every property to the standards the scheme is expected to require, and we'll guide you through registration as soon as it opens.

Safety requirements

Fire safety

Under the Regulatory Reform (Fire Safety) Order 2005, a property let to paying guests needs a written fire risk assessment, kept up to date. Typical measures include:

• Interlinked smoke alarms and a heat alarm in the kitchen
• Carbon monoxide alarms wherever there's a fuel-burning appliance
• A fire blanket in the kitchen, and extinguishers where the assessment recommends them
• Clear escape routes, suitable fire doors and emergency lighting where needed
• Fire safety information for guests in the guidebook

Gas safety

If the property has gas appliances, they must be checked every year by a Gas Safe registered engineer, with a Gas Safety Record kept on file.

Electrical safety

We recommend an Electrical Installation Condition Report (EICR) at least every five years, plus PAT testing of portable appliances you supply.

Furniture

Upholstered furniture and furnishings must meet the Furniture and Furnishings (Fire) (Safety) Regulations 1988 and carry the right labels.

Permissions

• Mortgage: check your lender allows short-letting. Some require a specialist holiday-let mortgage or written consent.
• Leasehold: many leases restrict short lets or business use. Check with your freeholder or managing agent before you start.
• Planning: outside London, short-letting a home doesn't usually need planning permission in itself, but councils can take action if the use materially changes the property's character, and some areas have extra controls. We check local rules for every property.

Tax and business rates

• The Furnished Holiday Lettings tax regime ended in April 2025, so short-let profits are now generally taxed as ordinary property income.
• A property available for 140+ days a year and actually let for 70+ days is assessed for business rates instead of council tax. Small Business Rates Relief may apply.
• If you self-manage and your turnover exceeds the VAT threshold (£90,000 at the time of writing), VAT may apply. Speak to your accountant.

Insurance

Standard home and landlord policies rarely cover paying guests. You'll need specialist short-let or holiday-let insurance covering buildings, contents, public liability and loss of income. Platforms offer some host protection (such as Airbnb's AirCover), but it's not a substitute for your own policy.

Guest data and privacy

We collect guest information for ID checks and bookings, and handle it under UK GDPR. We only share what's needed, keep it secure and delete it when it's no longer required. See our privacy policy.

Compliance checklist