England
No national register yet (now expected March 2027). Use class C5 is still only a proposal. London has a 90-night cap. Business rates need 140 nights available and 70 nights let.
Get an email when short-let rules change in England
Pick your council (or keep all of England). We check the rules against official sources and email you when one changes.
Next England dates we're watching:
- March 2027 (expected), All of England: GOV.UK says the national short-term let register is expected to begin in March 2027 (no exact date, regulations or portal published yet) (source)
- 1 Apr 2027, Stratford-on-Avon: 100% council tax premium on second homes starts (double bill) (source)
- 1 Apr 2027, Cherwell: 100% council tax premium on second homes starts (double bill) (source)
Pick your council for alerts about it, or keep All of England. Plus one short weekly UK "what changed" email. Free, no spam, unsubscribe any time.
New: What changes in 2027: the national register (expected March 2027), C5, Article 4 directions and the visitor levy
Do I need planning permission for a holiday let? The 4 questions that decide it
Fire safety for holiday lets: what the law needs, plus a checklist
Letting in London? Count your nights against the 90-night rule
Second homes council tax premium: when holiday lets pay double, and the exceptions
| Topic | Status | Rule | Official source |
|---|---|---|---|
| Registration scheme | Not yet in force | A mandatory national registration scheme is coming under s.228 of the Levelling-up and Regeneration Act 2023. GOV.UK (updated 2 Oct 2026) now says it is expected to begin in March 2027. No regulations, portal or fee have been published yet. | source source |
| Planning use class (C5) | Proposal only | The C5 short-term-let use class was consulted on in 2023 but is not law. Your local planning authority decides whether your letting is a material change of use. Councils can use Article 4 directions. | source |
| London 90-night rule | In force | In Greater London, a whole home can be short-let for up to 90 nights per calendar year without planning permission. Going over that needs permission (Deregulation Act 2015, s.44). | source |
| Business rates vs council tax | In force | To be rated as a business, the let must have been available for at least 140 nights and actually let for at least 70 nights in the last 12 months, and you must intend to make it available for 140 nights in the next 12. From 24 Jul 2026 there are easements for owners of 5+ lets on the same property, and for lets sharing land with another business. | source |
| Overnight Visitor Levy | Announced, not yet law | On 10 Sep 2026 the government announced that mayors and Foundation Strategic Authority leaders will get the power to introduce an Overnight Visitor Levy, charged as a percentage of the accommodation cost (not a flat fee). Local leaders choose whether to use it and can offer exemptions (e.g. campsites). Accommodation providers would pay it to the authority. A bill will be introduced in due course; no levy applies yet. | source |
| Tax (FHL abolished) | In force | The FHL regime was abolished from April 2025. From 6 April 2027, property income (including holiday-let profits) gets its own income tax rates. Budget 2026 (28 Oct 2026) raised the planned rates by a further 2 points to 24% basic, 44% higher and 49% additional, in England, Wales and Northern Ireland; this still needs Finance Bill 2026-27 to pass. Finance cost relief follows the property basic rate (UNVERIFIED: expected 24%, not yet confirmed on GOV.UK). | source source |
| Safety | In force | Fire safety duties under the Regulatory Reform (Fire Safety) Order 2005, plus gas and electrical safety, an EPC where needed, and insurance (see GOV.UK guidance). | source |
Income tax on holiday lets: how holiday lets are taxed since the FHL regime ended. Insurance: do I need insurance for a holiday let? (what the law requires in each nation).
Council pages
Local rules, fees and key dates, with official sources:
- Bath and North East Somerset
- Bournemouth, Christchurch and Poole
- Brighton & Hove
- Canterbury
- Chichester
- Cornwall
- Cotswold
- Cumberland
- Derbyshire Dales
- Dorset
- East Devon
- East Lindsey
- East Suffolk
- Folkestone and Hythe
- Greater London (all boroughs)
- Isle of Wight
- Isles of Scilly
- King's Lynn and West Norfolk
- Liverpool
- New Forest
- North Devon
- North Norfolk
- North Yorkshire
- Northumberland
- Rother
- Sefton
- Somerset
- South Hams
- Teignbridge
- Thanet
- Torbay
- Torridge
- West Devon
- Westmorland and Furness
- City of York
Get free rule-change alerts for your council
Pick your council. We email you when its short-let rules change (licensing, planning, levy, fees), plus one short weekly "what changed" email. Free. Unsubscribe any time.
England short-let rules: quick answers
Is there a short-term let registration scheme in England?
Not yet in force. A mandatory national registration scheme is coming under s.228 of the Levelling-up and Regeneration Act 2023. GOV.UK (updated 2 Oct 2026) now says it is expected to begin in March 2027. No regulations, portal or fee have been published yet.
Is there a new planning use class (C5) for short-term lets in England?
Proposal only. The C5 short-term-let use class was consulted on in 2023 but is not law. Your local planning authority decides whether your letting is a material change of use. Councils can use Article 4 directions.
What is the London 90-night rule?
In force. In Greater London, a whole home can be short-let for up to 90 nights per calendar year without planning permission. Going over that needs permission (Deregulation Act 2015, s.44).
When does a holiday let in England pay business rates instead of council tax?
In force. To be rated as a business, the let must have been available for at least 140 nights and actually let for at least 70 nights in the last 12 months, and you must intend to make it available for 140 nights in the next 12. From 24 Jul 2026 there are easements for owners of 5+ lets on the same property, and for lets sharing land with another business.
Is England bringing in an Overnight Visitor Levy?
Announced, not yet law. On 10 Sep 2026 the government announced that mayors and Foundation Strategic Authority leaders will get the power to introduce an Overnight Visitor Levy, charged as a percentage of the accommodation cost (not a flat fee). Local leaders choose whether to use it and can offer exemptions (e.g. campsites). Accommodation providers would pay it to the authority. A bill will be introduced in due course; no levy applies yet.
How are holiday lets taxed in England now the FHL regime has ended?
In force. The FHL regime was abolished from April 2025. From 6 April 2027, property income (including holiday-let profits) gets its own income tax rates. Budget 2026 (28 Oct 2026) raised the planned rates by a further 2 points to 24% basic, 44% higher and 49% additional, in England, Wales and Northern Ireland; this still needs Finance Bill 2026-27 to pass. Finance cost relief follows the property basic rate (UNVERIFIED: expected 24%, not yet confirmed on GOV.UK).
What safety rules apply to holiday lets in England?
In force. Fire safety duties under the Regulatory Reform (Fire Safety) Order 2005, plus gas and electrical safety, an EPC where needed, and insurance (see GOV.UK guidance).
Answers summarise the table above. Follow each row's official source before acting.