What a UK holiday let needs
Every rule for holiday lets and Airbnbs in plain English: what the law says, how often, who can do it, what it costs and where to check a professional is registered.
Checked against GOV.UK, HSE and ICO guidance on 26 Sept 2026
At a glance
23 requirements| Requirement | Status | How often |
|---|---|---|
| Scotland: short-term let licence | Legal | Licences usually last 3 years |
| Wales: registration, licensing and the visitor levy | Legal | Register once, then keep your details up to date |
| Northern Ireland: Tourism NI certification | Legal | Inspected every 4 years |
| Visitor levies in Scotland and Wales | Depends | Returns to your council (Scotland) or the WRA (Wales) |
| Fire risk assessment | Legal | Review at least yearly, and after any change or incident |
| Smoke, heat and carbon monoxide alarms | Legal | Test at every changeover or monthly |
| Fire extinguishers and fire blankets | Depends | Serviceable extinguishers: annual service (BS 5306-3) |
| Emergency lighting | Depends | Fixed systems: monthly quick test and a full-duration test every year (BS 5266) |
| Gas safety check (CP12) | Legal | Every 12 months |
| Boiler servicing (gas and oil) | Good practice | Yearly, or as the manufacturer says |
| Chimneys and wood burners | Good practice | HETAS: twice a year when burning wood, at least once a year for smokeless fuel |
| Electrical safety (EICR) | Expected | At least every 5 years, or sooner if the report says so |
| Portable appliance testing (PAT) | Good practice | Risk-based |
| Legionella risk assessment | Legal | No fixed interval in law |
| Hot tubs for paying guests | Legal | pH and disinfectant twice daily in use |
| Energy Performance Certificate (EPC) | Depends | Valid for 10 years |
| The short-term let register | Coming soon | Details to be confirmed |
| Business rates and council tax | Good practice | Check your nights every year |
| The London 90-night rule | Legal | Counts reset on 1 January |
| Holiday let insurance | Expected | Renews yearly |
| ICO data protection fee | Legal | Every year |
| Guest register | Legal | Every stay |
| Fire-safe furniture | Legal | Check whenever you buy or replace furniture |
Scotland, Wales and Northern Ireland
Scotland: short-term let licence
Every short-term let in Scotland needs a council licence, with safety conditions and your licence number in every listing.
Licences usually last 3 years LegalWales: registration, licensing and the visitor levy
Register every property with the Welsh Revenue Authority by 31 March 2027. Licensing follows from around 2029.
Register once, then keep your details up to date LegalNorthern Ireland: Tourism NI certification
All self-catering in Northern Ireland must be certified by Tourism NI before it operates, with an inspection every 4 years.
Inspected every 4 years DependsVisitor levies in Scotland and Wales
Edinburgh charges 5% now, with Glasgow, Aberdeen and Cardiff following in 2027. Here is what hosts collect and file.
Returns to your council (Scotland) or the WRA (Wales)Fire safety
Fire risk assessment
Every holiday let needs a written fire risk assessment, kept under review.
Review at least yearly, and after any change or incident LegalSmoke, heat and carbon monoxide alarms
Suitable fire detection is a legal duty. Your fire risk assessment decides exactly what.
Test at every changeover or monthly DependsFire extinguishers and fire blankets
A fire blanket in the kitchen is the usual minimum. Extinguishers depend on your assessment.
Serviceable extinguishers: annual service (BS 5306-3) DependsEmergency lighting
Lighting to get guests out if the power fails. Larger properties usually need a fixed system.
Fixed systems: monthly quick test and a full-duration test every year (BS 5266)Gas, heating and fuel
Gas safety check (CP12)
Every gas appliance and flue checked by a Gas Safe engineer every 12 months.
Every 12 months Good practiceBoiler servicing (gas and oil)
An annual service avoids mid-stay breakdowns and keeps warranties valid. Oil has no CP12, so this is its main check.
Yearly, or as the manufacturer says Good practiceChimneys and wood burners
Sweep at least once a year (twice when burning wood), service the stove and fit a CO alarm.
HETAS: twice a year when burning wood, at least once a year for smokeless fuelElectrical
Electrical safety (EICR)
An electrical installation condition report at least every 5 years is the expected standard.
At least every 5 years, or sooner if the report says so Good practicePortable appliance testing (PAT)
Not a legal must, but you must keep appliances safe, and testing is the easy way to prove it.
Risk-basedWater and hot tubs
Legionella risk assessment
A legal duty to assess and control legionella risk in the water system. Most hosts can do it themselves.
No fixed interval in law LegalHot tubs for paying guests
Twice-daily checks, weekly water changes, monthly lab samples and quarterly legionella tests.
pH and disinfectant twice daily in useRegistration, tax and insurance
Energy Performance Certificate (EPC)
Needed when you let for 4+ months a year and guests pay for energy. Many hosts get one anyway.
Valid for 10 years Coming soonThe short-term let register
A national register for short-term lets in England, expected to be up and running by March 2027.
Details to be confirmed Good practiceBusiness rates and council tax
Available 140 nights and let 70 nights a year to pay business rates. Otherwise it's council tax, possibly with a premium.
Check your nights every year LegalThe London 90-night rule
In Greater London, whole homes can be let short-term for up to 90 nights a year without planning permission.
Counts reset on 1 January ExpectedHoliday let insurance
Specialist cover with public liability. Standard home insurance usually excludes paying guests.
Renews yearly LegalICO data protection fee
If you keep guest details on a computer or phone, you probably need to pay the ICO each year.
Every yearEveryday duties
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These guides are general information, not legal advice. Rules change, so always check the official source linked on each page.