Airbnb rules in the UK: what every host needs in 2026

The rules that apply everywhere

• A written fire risk assessment, reviewed at least yearly.
• Suitable smoke, heat and carbon monoxide alarms, usually interlinked.
• A yearly gas safety check by a Gas Safe engineer if there is any gas or LPG.
• Electrical safety: an EICR at least every 5 years is the expected standard, and appliances kept safe, which PAT testing proves.
• A legionella risk assessment, and much more if you have a hot tub.
• Fire-safe furniture and a guest register of everyone aged 16 or over.
• Insurance that covers paying guests, and declaring your income to HMRC.

England

There is no licence in England yet, but a national short-term let register is expected to be fully running by March 2027. In Greater London, a whole home can only be let short-term for 90 nights a year without planning permission. Whether you pay business rates or council tax depends on how many nights you are available and actually let.

Scotland

Every short-term let needs a council licence before you take bookings, with mandatory safety conditions including an EICR, a PAT report, interlinked alarms and a legionella risk assessment. Parts of Scotland are control areas where you also need planning permission, and Edinburgh charges a visitor levy.

Wales

Every property must be registered with the Welsh Revenue Authority by 31 March 2027. Councils can charge a visitor levy from April 2027, and a licensing scheme is expected from around 2029.

Northern Ireland

All self-catering accommodation must be certified by Tourism NI before it operates, with an inspection every 4 years.

Before you start

Check your mortgage, lease and insurance allow short-term letting. Our article on whether you can Airbnb your flat or house covers the permissions most people forget.

Related guides

• Fire risk assessment for holiday lets and AirbnbsEvery holiday let needs a written fire risk assessment, kept under review.
• Gas safety certificates (CP12) for holiday letsEvery gas appliance and flue checked by a Gas Safe engineer every 12 months.
• EICR for holiday lets and AirbnbsAn electrical installation condition report at least every 5 years is the expected standard.
• The short-term let registerA national register for short-term lets in England, expected to be up and running by March 2027.

Official sources

• GOV.UK: letting out a self-catering holiday home in England
• mygov.scot: short-term let licences
• gov.wales: visitor levy and registration for providers

This is general information, not legal or tax advice. Rules change, so check the official sources before you act.