Letting out a self-catering holiday home in England: rules and regulations
Regulations you need to follow when letting out a self-catering, short-term holiday home in England.
Applies to England
This page is up to date听
We reviewed this page on听24 March 2026. It will be reviewed again on 24 September 2026.听
Who this guidance is for
Use this guidance if you:听
-
let out a听self鈥慶atering property听(including cottages, apartments, lodges, or similar)听
-
offer听short鈥憈erm accommodation听to paying guests for leisure or holiday purposes听
Register your property (not yet in force)听
The UK government is introducing a mandatory national registration scheme for short鈥憈erm lets in England. It is expected to begin in 2026.听
Read guidance on the听how the听registration scheme for short-term听lets听will work.听
Planning permission
Your local planning authority will decide whether听you need听planning permission. This is听based on how the property is used for short鈥憈erm letting and its impact on neighbours and the local area.听
You should contact your council to confirm whether you need planning permission.听
Business rates
If your property is rated as a self-catering business,听you听may need to pay business rates instead of council tax.听
Read guidance on:听
-
business rates for self鈥慶atering and holiday let accommodation听
-
how self-catering holiday lets are valued for business rates听
Paying tax
The government abolished the Furnished Holiday Let (FHL) tax regime on 6 April 2025.
From the 2025 to 2026 tax year onwards, all income from short-term holiday accommodation and self-catering properties is taxed under usual residential landlord rules. The previous FHL tax reliefs no longer apply.
Read the guidance on paying tax on residential rental income.
Fire safety听
You must follow the:
- guidance on making your small paying guest accommodation safe from fire听听(for accommodation with no more than 10 people or 2 floors)
- national听sleeping accommodation fire safety guidance听(for larger or more complex properties)
Gas听and carbon monoxide safety听
You must follow the Health and Safety Executive (HSE) guidance on:听
Electrical safety听
You must follow the:
Media licensing听
If you provide TVs or play recorded music, you may need:听
-
a听TV Licence听听
-
a听licence to play live or recorded music听(if you play music outside of the private or domestic exemption)听
Energy performance certificate (EPC)听
You must check whether you need an EPC.
Read听guidance on EPCs for the marketing, sale and let of dwellings.
Insurance听
You听should听have:听
-
dedicated听holiday let insurance听
-
public liability cover听
-
building and contents cover suitable for short鈥憈erm letting听
Check the specific rules around holiday let insurance in your local area.听
Contact your local authority
Contact your local council to find out:听
-
whether听planning permission is听required听
-
how registration will work in your area听
-
what documentation you must provide听
-
whether听additional听local rules apply
Updates to this page
-
Section on 'Paying tax' added, to state that the Furnished Holiday Let (FHL) tax regime was abolished in April 2025, and to link to guidance on paying tax on rental income.
-
'Insurance' section updated to specify that short-term lets should have insurance. 'Energy Performance Certificate (EPC)' section updated with link on how to check if you need one.
-
First published.