Short-Term Let Regulations in England & Wales
Major regulatory changes are coming. England introduces a mandatory registration scheme from April 2026. Wales requires registration from October 2026 with a visitor levy to follow. Here's what operators need to know.
England
Mandatory Registration Scheme
The Levelling Up and Regeneration Act 2023 provides the legal framework for a mandatory national registration scheme for all short-term lets in England, targeted to go live in April 2026.
The government's 2023 consultation showed 61% support for a mandatory scheme. Prime Minister Sir Keir Starmer confirmed in September 2025 that the register remains on the government's agenda.
What the registration requires
- ✓Submit detailed property information to a central online register
- ✓Provide safety compliance documentation (gas, electrical, fire risk)
- ✓Receive a unique registration number per property
- ✓Display registration number on ALL listings (Airbnb, Booking.com, etc.)
- ✓Designed to be "light touch, low cost and simple to use"
Failure to register will result in enforcement actions including fines, listing removals, or operational restrictions. Platforms may be required to verify registration numbers before allowing listings.
The scheme is being built primarily as an online digital platform by DCMS, with public testing underway. It will not affect hotels, hostels, or B&Bs — only short-term lets.
C5 Use Class & Planning Changes
A new C5 planning use class is proposed to distinguish short-term lets from traditional C3 residential properties. This is currently under consultation but expected to be implemented alongside the registration scheme.
Key points
- Existing holiday lets: May be automatically reclassified as C5 without a new application
- Permitted Development Rights: Existing operators can move freely between C3 and C5 without planning permission
- 90-night threshold: Homeowners can let their main/sole home for up to 90 nights per year without planning permission
- Control Zones: Local authorities can designate Short-Term Let Control Zones where planning permission is mandatory
- Article 4 Directions: Can already be used by councils in some areas to restrict STL conversions
Year-round or commercial-scale short-term letting will generally require planning permission. Application fees range from £120–£258.
Safety & Compliance Standards
The registration scheme will enforce existing health and safety regulations more consistently. Required standards include:
Gas Safety
- ✓Annual gas safety certificate (CP12)
- ✓Registered Gas Safe engineer
Electrical Safety
- ✓EICR (Electrical Installation Condition Report)
- ✓Portable Appliance Testing
Fire Safety
- ✓Fire risk assessment
- ✓Smoke and carbon monoxide alarms
- ✓Fire extinguisher and blanket
Other Requirements
- ✓Water safety (legionella)
- ✓Public liability insurance recommended
- ✓Guest safety information
Taxation Changes
From 6 April 2025, the FHL tax regime was abolished. Short-term let income is now treated as standard property business income, removing previous capital allowances advantages.
- STL income now taxed as standard property business income
- No more capital allowances advantage over residential lettings
- Platforms (Airbnb, Booking.com) now report earnings directly to HMRC
- 40% business rates relief for self-catering ends 31 March 2026 (post-Covid measure)
Wales
Visitor Accommodation Registration
The Visitor Accommodation (Register and Levy) Etc. (Wales) Act 2025 became law in September 2025. It introduces a mandatory registration scheme opening in October 2026.
Key facts
- •Opens: October 2026
- •Cost: Free to register
- •Register with: Welsh Revenue Authority (WRA)
- •Scope: ALL visitor accommodation — STLs, hotels, B&Bs, campsites, glamping, static caravans
- •Threshold: Any bookings for 31 nights or less, regardless of frequency
- •Closes: Spring 2027 — all providers must be registered
Information you'll need to provide
- Contact details (name, address, phone, date of birth)
- Company or charity number (if applicable)
- Trading name
- Accommodation address
- Types of accommodation offered
- Maximum capacity
- When usually open for bookings
Failure to register may result in penalties. Non-compliance with the Visitor Levy (where a local council introduces it) may lead to additional penalties.
Visitor Levy
The Visitor Levy is separate from registration and will only apply where a local council chooses to introduce it.
- Earliest possible start: 1 April 2027
- Requires 12 months' notice and local consultation before introduction
- Not all areas will have a levy — it's a local decision
- Registration is required regardless of whether your area has a levy
Visitor accommodation licensing (separate from registration) is also being planned for Wales but is not yet required.
UK Comparison at a Glance
| 🏴 Scotland | 🏴 England | 🏴 Wales | |
|---|---|---|---|
| Licensing/Registration | Mandatory since Oct 2022 | From April 2026 | From October 2026 |
| Planning controls | STLCAs (Edinburgh + Highland) | C5 use class proposed | Planned |
| Visitor levy | Edinburgh from Jul 2026 | Not proposed | From Apr 2027 earliest |
| Enforcement | Active | Pending | Pending |
| FHL tax regime | Abolished UK-wide from 6 April 2025 | ||
Key Dates Timeline
Need guidance on the new regulations?
Whether you operate in Scotland, England, or Wales, our team can help you understand what applies to your property and prepare for compliance.