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Short-term holiday lets
Short-term holiday lets mean renting a home or room to visitors, but definitions and rules vary by location. Before taking bookings, check local planning and permission requirements, safety duties, and any tourism certification or registration that applies <a href="https://www.gov.uk/guidance/letting-out-a-self-catering-holiday-home-in-england-rules-and-regulations" target="_blank" rel="noopener noreferrer">GOV.UK</a> <a href="https://www.citizensinformation.ie/en/housing/owning-a-home/home-owners/renting-your-property-for-shortterm-lets/" target="_blank" rel="noopener noreferrer">Citizens Information</a> <a href="https://www.gov.uk/find-licences/tourist-accommodation-certification-northern-ireland" target="_blank" rel="noopener noreferrer">GOV.UK</a>.
Open the interactive guide (checklist, video, read-aloud) →In plain words
- You rent a room or home to visitors.
- First, check that you are allowed to let it.
- Rules change by area, so ask your council.
- You may need a certificate, safety checks, and insurance.
- Guests need cleaning, messages, and help when problems happen.
Who it suits
It may suit someone who owns a suitable property, or has clear permission to let one, and can manage guest messages, cleaning and maintenance. It is not a quick or hands-off income option.
Visitors pay for somewhere suitable to stay, especially when it is available where and when they need it. Clear information, a well-kept space and reliable guest support can help people choose your accommodation.
Step by step
- Decide exactly what you will let. Write down whether you plan to let a room, your whole home while away, or a separate property. Record its location and the usual length of each stay, because rules differ by place. About 30-60 minutes.
- Check who must agree before you list. If you rent, check your tenancy agreement and ask your landlord. If there is a mortgage, leasehold arrangement or insurance policy, ask the provider or freeholder whether short-term letting is permitted Greater London Authority. About 1-3 days.
- Ask your council about planning rules. Contact the local planning team with the property address, how it will be used and how long guests will stay. In England, the council decides whether planning permission is needed based on use and impact; Belfast advises getting legal advice if you are unsure GOV.UK Belfast City Council. About 1-2 weeks; council response times vary.
- Get Northern Ireland certification if it applies. If the property is in Northern Ireland, contact Tourism NI and apply for certification before trading. Prepare for an inspection and check the rules for displaying the certificate and keeping a visitor register GOV.UK Belfast City Council. About Allow several weeks for the application and inspection.
- Check London rules before taking bookings. If the property is in London, check whether planning permission is needed before accepting bookings. Short-term letting is generally limited to 90 nights in a calendar year without planning permission, and the accommodation provider must be liable for Council Tax at the property Greater London Authority. About 30-60 minutes to check; allow longer if you need advice.
- Check Irish planning rules for the property. If the property is in Ireland, check whether it is in a Rent Pressure Zone and whether your arrangement needs planning permission or exemption registration. The rules distinguish between home-sharing and letting your whole principal home while temporarily away Citizens Information. About 1-2 days to check; allow longer if you need advice.
- Check current registration requirements. Check registration requirements as well as planning rules. England's national short-let registration scheme is expected to begin in March 2027 GOV.UK. Ireland's Fáilte Ireland register is due to start on 1 December 2026, with providers required to register by 31 December 2026 Government of Ireland. About 30-60 minutes to check.
- Prepare the property for safe guest stays. Follow the safety guidance that applies to the property, including fire, gas and electrical safety. Check whether an EPC, TV licence or music licence is needed GOV.UK. About 1-3 days, depending on what needs checking.
- Arrange suitable insurance. Tell your insurer that you plan to let the property short term and ask what cover applies. England guidance refers to dedicated holiday-let insurance, public liability cover, and suitable building and contents cover GOV.UK. About 1-2 hours to compare and ask questions.
- Write clear instructions and house rules. Prepare check-in details, noise expectations, bin and recycling instructions, and a contact for problems. Share the information before each stay so guests know what to expect Greater London Authority. About 1-2 hours for a first draft.
Your first 15 minutes
This week, write down your property location, ownership or tenancy status, and intended letting pattern, then contact your local council to ask which planning and local checks apply.
The money
Check similar accommodation nearby, then consider your location, season, size, facilities, cleaning time and running costs. Include platform charges and a reserve for repairs when deciding what price would cover your costs; prices and bookings can vary.
Example only: one week of bookings brings in £600. If cleaning, supplies, platform charges and allocated bills cost £180, £600 - £180 = £420 before tax, mortgage costs and repairs. Separately, an Irish example: €700 income - €220 costs = €480 before tax and other costs.
The rules
Short-term holiday letting can be legal in the UK and Ireland. The rules on planning, safety and other requirements depend on your property and location. Check the rules before you take bookings. In Northern Ireland, your visitor accommodation must have a current Tourism NI certificate.
UK and Northern Ireland
- Planning and local rules. In England, ask your local council if you need planning permission or must meet other local requirements. In London, you need planning permission if you let your property for more than 90 nights in a calendar year. A Council Tax liability condition also applies GOV.UK Greater London Authority.
- Tourism NI certificate. In Northern Ireland, your visitor accommodation, including self-catering accommodation, must have a current Tourism NI certificate. A statutory inspection takes place every four years. Your certificate is valid for four years. The fee is £40 per unit, with a minimum of £40 and a maximum of £350. If you trade without the required certificate, you could be fined up to £2,500, imprisoned for up to six months, or both Tourism NI GOV.UK.
- Guest records. In Northern Ireland, keep the required records for guests over 16. Record their full name, address, nationality, and arrival and departure dates. Keep the records for at least 12 months. Make them available for inspection by the police or other authorised people. Display your certificate prominently inside the property Tourism NI.
- Tax. Check HMRC guidance to find out how to report holiday-let income for tax. The £1,000 trading allowance is for trading income, so don't assume it applies to holiday-let income GOV.UK GOV.UK. If you need to register for Self Assessment, the deadline is 5 October after the tax year ends GOV.UK.
- Safety and insurance. The England guidance covers fire, gas and electrical safety, insurance and other checks for holiday accommodation. Read it if your property is in England. If your property is elsewhere, check with your local council about the requirements that apply there. This is not a UK-wide checklist GOV.UK.
- Guest data and fees. If you process guest details, use the ICO self-assessment tool to check if you need to pay a data protection fee. The ICO page linked here is for wholesale and retail. It does not set out a general rule for every sole trader or holiday-let business ICO.
Ireland
- Planning and short-let rules. A short-term let means accommodation rented for less than 14 days at a time. The planning rules described here apply in Rent Pressure Zones while they are in place. Some exempt arrangements still require you to notify the planning authority Citizens Information.
- Fáilte Ireland register. The short-term-let register is due to start on 1 December 2026. You must register by 31 December 2026 Government of Ireland.
- Tax and returns. If you're a PAYE worker, register for self-assessment and file Form 11 if your taxable non-PAYE income is over €5,000 or your gross non-PAYE income is over €30,000. If your income is below those amounts, declare it on Form 12 through myAccount. Check Revenue's guidance for your situation Revenue.
- Rent-a-Room Relief. Don't assume Rent-a-Room Relief covers holiday guests. It does not apply to short-term guests Citizens Information.
- Safety and insurance. No Ireland-specific safety or insurance requirements are set out here. Check the requirements that apply to your property and your insurance cover before you accept guests.
- Guest privacy. No Ireland-specific data-protection requirements are set out here. Check what applies before you collect or use guest information.
Checked against official sources: 22 October 2026. Not yet reviewed by a qualified tax or legal adviser. General guidance, not legal advice. Check the official link beside each point before you start.
Common mistakes
- Accepting bookings before checking permissions, planning rules and any required certification.
- Assuming a landlord, mortgage provider or insurer automatically allows short-term letting.
- Underestimating cleaning, maintenance, guest messages and the cost of backup help.
- Assuming the same rules apply everywhere in the UK and Ireland.
- Treating example income as guaranteed or forgetting to check tax responsibilities.
AI-made demonstration: this module has a 20-second street-chat video in the interactive guide. The presenter and the people in it are computer-generated, not real people.