Northern Ireland short-term lets: how to get a Tourism NI certificate

Every holiday let in Northern Ireland, including Airbnbs and self-catering cottages, needs a current Tourism NI certificate. Here is how to get one, what the inspector checks, and a checklist you can tick off (it saves in your browser).

Do I need planning permission for a holiday let in NI?

It depends. Tourism NI says you may need change of use planning permission even with no building work, depending on how far the let changes the property's character and its impact on neighbours, parking, traffic and the loss of homes. Ask your council's planning department early; councils can give a legally binding Certificate of Lawful Use (Belfast example). You need the Tourism NI certificate either way.

In short

From Tourism NI guidance and legislation.gov.uk. Not legal advice.

No licence, but a certificate. Northern Ireland has no short-term let licence like Scotland. Tourism legislation (the Tourism (Northern Ireland) Order 1992) requires all tourist accommodation, including Airbnbs and self-catering, to hold a current Tourism NI certificate.
How you get it: apply to Tourism NI with the fee, then an inspector visits. Self-catering costs £40 per unit (minimum £40, maximum £350).
How long it lasts: 4 years. You send a short self-review statement in each of the 3 years between statutory inspections.
If the inspector finds problems, you agree a timeframe of at least 30 days to fix them, and any follow-up visit is free.
Records and money: you must keep a visitors register (including nationality). Self-catering available for short lets 140 days a year or more pays business rates. Star grading is voluntary.
Do now: follow the 8 steps, tick off the certification checklist, and get an email when Northern Ireland’s rules change.

Step by step

Check planning and building control. Ask your local council planning department early. Planning permission and building regulations can apply even without structural work.
Get the basics in place: fire risk assessment, yearly Gas Safe check, electrical safety, public liability insurance, and your lender's OK.
Apply to Tourism NI. Online at forms.tourismni.com with the fee, or by post. For a pack, email qa@tourismni.com.
Book the inspection. An inspector contacts you once your form and fee arrive.
Inspection day. The inspector checks the outside, the structure and safety, every room, the information you give guests, and how the unit is managed.
Deal with any conditions. You agree a timeframe of at least 30 days. A follow-up visit, if needed, is free.
Get your certificate, usually by post within a few days, and display it with your prices.
Keep it current. Send a self-review statement in each of the 3 years between inspections, then get re-inspected every 4 years.

Fees

Type	Charged per	Fee	Minimum	Maximum
Self-catering	Unit	£40	£40	£350
B&B, guest house, guest accommodation	Bedroom	£20	£80	£200

From Tourism NI's statutory inspection schedule, checked 2026-10-29. Ad hoc inspections and follow-up visits are free.

Certification checklist

Based on Tourism NI's self-catering guidance. Not exhaustive: the inspector may raise other points. Ticks are stored only on this device.

Before you apply

Check with your local council planning department whether you need planning permission or building regulations approval Check with your mortgage lender (and any management company) whether restrictions apply Public liability insurance arranged on top of your house insurance (Tourism NI says cover is usually £2 to £5 million) Written fire risk assessment done by you or someone competent Gas appliances inspected by a Gas Safe engineer at least once a year Electrical appliances checked and serviced regularly (PAT testing is recommended best practice) Work out if business rates apply (available for short-period lets 140 days a year or more)

Guest information and records

Tourism NI certificate and your scale of charges displayed where guests see them on arrival Extra charges (for example electricity or bike hire) displayed unless included, and all prices include VAT where applicable Visitors register: name, address, arrival and departure dates and nationality of each visitor Information pack: emergency numbers, owner or manager contact, equipment instructions, full terms and conditions and an evacuation procedure House rules and Wi-Fi details given to guests as early as possible Local leaflets, maps and tourist information available

After certification

Certificate received (usually posted within a few days) Any conditions on the certificate completed within the agreed timeframe (not less than 30 days) Self-review statement sent to Tourism NI in each of the 3 years between inspections Diary note for the next statutory inspection in 4 years Only say you hold a Tourism NI certificate: never "Tourism NI Recommended" or "Approved" Optional: free listing on discovernorthernireland.com; optional star grading

Get an email when short-let rules change in Northern Ireland

We track Tourism NI certification, fees, planning and tax rules for Northern Ireland short lets against official sources, and email you when one of them changes.

Next Northern Ireland dates we're watching:

16 Nov 2026, Belfast: Consultation on short-term let planning guidance closes (source)
6 Apr 2027, England, Wales and Northern Ireland: New property income tax rates: 24% basic, 44% higher, 49% additional (raised at Budget 2026; needs Finance Bill 2026-27) (source)

Alerts for all of Northern Ireland, plus one short weekly UK "what changed" email. Free, no spam, unsubscribe any time.

Common questions

Do I need a licence for an Airbnb in Northern Ireland?

Northern Ireland does not have a short-term let licence like Scotland. Instead, tourism legislation requires all tourist accommodation, including self-catering, to hold a current Tourism NI certificate, which you get after an inspection.

How much does Tourism NI certification cost?

For self-catering, Tourism NI charges £40 for each unit you plan to let, with a minimum fee of £40 and a maximum of £350. B&Bs, guest houses and guest accommodation pay £20 per bedroom (minimum £80, maximum £200).

How do I apply for a Tourism NI certificate?

Apply online at forms.tourismni.com with the fee, or download the paper form and post it. You can also ask the Quality and Standards team for an application pack (qa@tourismni.com). Once your form and fee arrive, an inspector contacts you to book a visit.

How long does a Tourism NI certificate last?

4 years. Tourism NI inspects every 4 years, and in each of the 3 years in between you send a short self-review statement online. Tourism NI can also make free ad hoc inspections, for example after a guest complaint.

What happens if the inspector finds problems?

The inspector talks you through the outcome. If there are conditions on your certificate, you agree a timeframe of not less than 30 days to do the work. Sometimes a follow-up visit is needed, usually within a month, and there is no charge for it.

Is star grading compulsory in Northern Ireland?

No. The Quality Star Rating Scheme (1 to 5 stars) is voluntary. Certification is the legal requirement; grading is optional.

Do I have to keep a guest register?

Yes. Tourism NI says you are legally required to record each visitor's name, address, dates of arrival and departure, and nationality.

Do I need planning permission for a short-term let in Northern Ireland?

It may be needed. Planning permission and building regulations can apply when you start a holiday let, convert or extend a property, or build a new one, and the two use different meanings of "change of use". Ask your local council planning department early.

Do I pay business rates on a holiday let in Northern Ireland?

Self-catering accommodation available for short-period lets for 140 days or more a year is non-domestic and pays business rates. Below 140 days, business rates do not apply. Land and Property Services handles rates.

Official sources

Show all official sources (12)

Not legal advice. Summarised from Tourism NI guidance, checked 2026-10-29. For anything specific to your property, contact Tourism NI's Quality and Standards team or your council.

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