Short-let regulation in the UK is not uniform. Rules differ between England, Scotland, Wales and Northern Ireland, and increasingly between individual councils. This is an overview to help you ask the right questions — it isn't legal advice, and you should confirm the position with your local authority.
England
Outside London there is no national short-let licence at present, though a registration scheme for short-term lets has been legislated for and councils are increasingly active on planning enforcement where a property is used entirely for short-letting.
In Greater London, the 90-night rule limits short-letting of a residential property to 90 nights per calendar year without planning permission for change of use.
Scotland
Scotland operates a mandatory short-term let licensing scheme administered by councils, and several areas — Edinburgh in particular — also operate short-term let control areas where planning permission for change of use is required. Both can apply to the same property.
Wales and Northern Ireland
Wales has introduced a statutory licensing scheme for visitor accommodation alongside changes to council tax premiums and letting-threshold rules for self-catering properties. In Northern Ireland, short-term tourist accommodation must be certified by Tourism NI.
Safety and compliance, wherever you are
Regardless of licensing, the baseline obligations apply to every short-let.
- Annual gas safety inspection where gas is present
- Electrical safety and PAT-tested appliances
- Interlinked smoke alarms and carbon monoxide detection
- Fire risk assessment and clear escape routes
- Furniture meeting fire-safety regulations
- Appropriate short-let or holiday-let insurance — standard landlord policies rarely cover it
Permissions you may not have thought about
Check your mortgage terms, your lease if the property is leasehold, and any freeholder or management company restrictions. A lease clause prohibiting short-term occupation overrides any licence you might obtain.
Landlords also ask
Does the London 90-day rule apply to my property?
It applies to short-letting of residential premises in Greater London. Letting beyond 90 nights in a calendar year requires planning permission for change of use. We manage London properties within the limit unless permission is in place.
Do I need a licence in Scotland?
Yes — short-term let licensing is mandatory across Scotland and administered by your local council. In control areas such as parts of Edinburgh you may also need planning permission for change of use.
Will my existing landlord insurance cover short-letting?
Usually not. Standard buy-to-let and landlord policies typically exclude short-term paying occupants. You'll normally need a specific short-let or holiday-let policy — tell your insurer exactly how the property is used.
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