All short-term let hosts in England must register with the government's short-term let register before listing. Platforms are required to check registration numbers. Unregistered hosts face £2,500–£7,500 fixed penalty notices.
The mandatory registration scheme
Under the Levelling-up and Regeneration Act 2023, a mandatory registration scheme for short-term lets in England was introduced. All hosts must register before listing. The registration requires basic safety compliance — smoke alarms, CO alarms, gas safety — and gives local authorities visibility to enforce planning and licensing compliance.
Planning permission — the new Class C5
From May 2024, a new planning use class (Class C5) was created for short-term lets. Investment properties used as short-term lets require planning permission to operate as Class C5. Primary residences let while the owner is away remain in Class C3 — no planning permission needed. Local authorities can designate areas where permitted development rights to switch between C3 and C5 do not apply.
The 90-day London rule
The Deregulation Act 2015 limits whole-property short-term lets in Greater London to 90 nights per calendar year without planning permission. Airbnb and other platforms automatically stop listings after 90 nights. Exceeding the cap without planning permission: up to £20,000 fine.
Tax — the end of the Furnished Holiday Let regime
The Furnished Holiday Let (FHL) tax regime was abolished from April 2025. Short-term let income is now taxed as ordinary property income. The key changes are: no full mortgage interest deduction (basic rate relief only); no Business Asset Disposal Relief or roll-over relief on sale; no pension contribution eligibility based on FHL profits. Income tax, council tax/business rates, and VAT rules all changed — read the full guide on /short-term-let-uk-2026.
Our landlord document packs cover the core compliance obligations that also apply to short-term lets: gas safety record, EICR template, and tenancy start pack. Available in the shop.