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.