Does my let need a licence or registration?
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Common questions
Do I need a licence to do Airbnb or holiday lets in the UK?
It depends on the nation. Scotland: yes, every short-term let needs a licence from the local council before you take bookings or receive guests. England: there is no licence or registration scheme in force yet. Wales: no licence yet, but if you take bookings of 31 nights or fewer you must register with the Welsh Revenue Authority by 31 March 2027 (free). Northern Ireland: all visitor accommodation needs a current Tourism NI certificate.
Do I need a licence to rent a room in my home in Scotland?
Yes. Scotland's licensing scheme covers all short-term lets, including letting a room or rooms in your own home while you live there. That licence type is called home sharing. Letting your own home while you are away is called home letting, and letting a home that isn't your main home is called secondary letting.
What happens if I let without a licence in Scotland?
Operating a short-term let without a licence is a criminal offence. The City of Edinburgh Council notes fines of up to £2,500. Apply to your council before you take bookings or receive guests.
When does short-term let registration start in England?
A mandatory national registration scheme is coming under section 228 of the Levelling-up and Regeneration Act 2023. GOV.UK (updated 2 October 2026) says it is expected to begin in March 2027. No regulations, portal or fee have been published yet, so there is nothing to register with today.
Is there a 90-night limit for short lets in London?
Yes. In Greater London, a whole home can be short-let for up to 90 nights per calendar year without planning permission. Going over 90 nights needs planning permission (Deregulation Act 2015, section 44). Elsewhere in England there is no night cap.
Do I need planning permission for a short-term let?
Scotland: in the two control areas (the whole City of Edinburgh, and Badenoch and Strathspey in Highland), using a whole home that isn't your main home as a short-term let very likely needs planning permission. England: your local planning authority decides whether your letting is a material change of use, and councils can use Article 4 directions; the proposed C5 use class is not law. Wales: since October 2022 there are use classes C3 (main home), C5 (second home) and C6 (short-term let), and moving between them is permitted development unless an Article 4 direction applies.
My Welsh council has no visitor levy. Do I still need to register?
Yes. If you take bookings for overnight stays in Wales of 31 nights or fewer, you must register with the Welsh Revenue Authority by 31 March 2027, even if your council never introduces a visitor levy. Registration is free. A separate licensing scheme for self-catering lets is law but not in force; its legal default start is March 2030.
What do I need for a holiday let in Northern Ireland?
Under the Tourism (Northern Ireland) Order 1992, all visitor accommodation needs a current Tourism NI certificate. Tourism NI inspects the property first, and the certificate is valid for four years. Star grading is voluntary.
More detail: Scotland licence guide · England registration in 2027 · London 90-night counter · Wales registration checker · Tourism NI certificate guide.
Sources: Scottish Government: short-term lets, mygov.scot: control areas, City of Edinburgh Council, GOV.UK: self-catering holiday homes in England, Deregulation Act 2015, section 44, WRA: registering visitor accommodation, Welsh Government: licensing, Tourism NI: certification. Checked 31 Oct 2026.
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