England short-term let rules: what changes in 2027

England is catching up with Scotland and Wales. A national register for short-term lets is expected in March 2027, planning changes have been promised, councils already charge second homes premiums, and mayors are getting a visitor levy power. Here is where each one stands, with the official source for every fact.

Timeline

1. 12 Apr to 7 Jun 2023

   Government consults on a new C5 short-term let use class and new permitted development rights. Source

2. 19 Feb 2024

   Government confirms a mandatory national register for all of England and says it will introduce the C5 use class, permitted development rights, and flexibility to let your own main home for up to 90 nights a year. Source

3. 1 Apr 2025

   Councils can charge up to a 100% council tax premium on second homes (furnished, nobody's main home), if they decided at least a year before. Source

4. 26 Nov 2025 to 18 Feb 2026

   Government consults on an Overnight Visitor Levy. Source

5. 10 Sep 2026

   Government announces that mayors and Foundation Strategic Authority leaders will get the power to bring in an Overnight Visitor Levy. Source

6. 2 Oct 2026

   GOV.UK updates its guidance: the national registration scheme is now expected to begin in March 2027. Source

7. March 2027 (expected)Upcoming

   National short-term let registration scheme expected to begin. No regulations, portal or fee published yet. Source

8. Early 2028Upcoming

   Government expects mayors and Foundation Strategic Authority leaders to set out their visitor levy spending plans. Source

1. The national registration scheme Coming

The Levelling-up and Regeneration Act 2023 gives the government the power to set up a register of short-term lets. In February 2024 the government chose (DCMS statement):

• A mandatory, national scheme covering all of England (61% of consultation responses supported this).
• Designed to be "light touch, low cost and simple to use", delivered mainly online.
• It would still consider a threshold so people who let their home only occasionally are not over-regulated.
• The register will not affect hotels, hostels or B&Bs.

Status: not in force. GOV.UK now says it is expected to begin in March 2027 (updated 2 Oct 2026). Who runs it, how often you register, what information is needed and any fee have not been published.

2. Planning: the C5 use class and permitted development Proposed

In 2023 the government consulted on a new use class, C5 Short Term Let, defined as "use of a dwellinghouse that is not a sole or main residence for temporary sleeping accommodation for the purpose of holiday, leisure, recreation, business or other travel" (consultation document). Under the proposals:

• Existing short lets meeting the definition would move into C5 automatically, without needing permission.
• New permitted development rights would allow changes between homes (C3) and short lets (C5) without permission where short lets are not a local issue.

In February 2024 the government said it will introduce the use class, the permitted development rights and flexibility for homeowners to let their own main home for up to 90 nights a year (DCMS).

Status: proposal only. No legislation has been made.

3. Article 4 directions

An Article 4 direction lets a council remove permitted development rights in an area, so that change needs a planning application (Planning Practice Guidance).

Under the 2023 proposals, a new permitted development right would let a home switch to a short let without an application, and areas would only see a change where a council removed that right with an Article 4 direction (consultation document). That right does not exist yet, so there is nothing for a council to remove for short lets today.

32 of 35 English council areas we track: council pages record a search that found no short-let control area or Article 4 direction aimed at holiday-let use.

4. Second homes council tax premiums In force

• Since 1 Apr 2025, councils in England can charge up to a 100% premium on second homes (furnished, nobody's main home), so the bill can be up to double.
• A council must decide at least a year before the financial year it starts.
• Holiday lets valued for business rates do not pay it (MHCLG guidance).

34 of 35 English council areas we track charge a second homes premium.

5. Overnight Visitor Levy (tourist tax) Announced

On 10 Sep 2026 the government announced that mayors and Foundation Strategic Authority leaders will get the power to introduce an Overnight Visitor Levy (MHCLG):

• It must be charged as a percentage of the accommodation cost, not a flat fee.
• Local leaders decide whether to use it and can offer exemptions (such as campsites).
• Temporary accommodation, shelters and refuges would not be subject to it.
• Hotels and other accommodation providers would pay it to the authority.
• A bill will be introduced "in due course", and the government expects spending plans by early 2028.

In the government's announcement, the mayors of London, the Liverpool City Region, the East Midlands, West Yorkshire, the West of England, South Yorkshire, and York and North Yorkshire welcomed the power; York and North Yorkshire said no decision will be made without a full public consultation. The Liverpool City Region Mayor says a levy could raise up to £18m a year there (LCRCA).

Common questions

Official sources

Not legal advice. General information based on the official sources above, checked 28 Oct 2026. Check with your council before acting. See also all England rules and the changes log.