The Phone Call That Changes Everything
A landlord in Hampshire called us last autumn. She had a two-bedroom property sitting empty between long-term tenancies. A friend had suggested putting it on Airbnb. She had already taken photos. She was two hours away from hitting publish on her listing.
Then she asked us one question.
“Do I need to do anything first?”
That question saved her from a voided insurance policy, a potential breach of her mortgage terms, and possibly listing a property that wouldn’t even be allowed on Airbnb under the new fire safety rules that came in quietly in April 2025.
She didn’t know any of that. And honestly, why would she? Nobody talks about this stuff clearly. Most articles online either tell you everything is fine or make it sound like the world is ending. Neither is helpful.
So this guide is written for people exactly like her. Landlords who are curious about short-term letting in England, who’ve heard about the new registration scheme, and who just want someone to sit down and explain what’s actually happening, what’s already law, what’s still coming, and what you need to do right now before you list a single night.
Let’s work through it properly.
First, The Honest Truth About the Registration Scheme
You’ve probably read that England’s mandatory short-term let registration scheme was supposed to launch in April 2026. You may have also read that it’s live and you need to register immediately.
Neither of those statements is quite accurate.
Here’s what’s actually true as of May 2026.
The government confirmed the registration scheme under the Levelling Up and Regeneration Act 2023. The intention was always to create a national register, give every short-term let property a unique registration number, and require that number to appear on every listing across Airbnb, Booking.com, Vrbo, and any other platform. The April 2026 date was the target.
That target has been missed.
The statutory instrument needed to bring the scheme into law has not yet been laid before Parliament. Legal analysts at Chambers and Partners were clear about this as far back as November 2025: the scheme would almost certainly not launch on time. Industry sources are now pointing to Summer 2026 as a more realistic window. And even that may shift.
This doesn’t mean you can relax. It means the opposite.
Because while everyone is focused on registration, the compliance obligations that already exist right now are catching landlords out every single week. Planning rules, fire safety, gas and electrical standards, leasehold restrictions, mortgage permissions, insurance. All of that is live. All of it applies to you today. And some of it has become stricter just in the last twelve months.
The registration scheme is coming. That’s not in doubt. The exact date is. So use this window to get everything in order, because when it does arrive, you’ll need to be ready fast.
What “Short-Term Let” Actually Means in England
Before we go further, it’s worth being precise. A short-term let in England is accommodation provided for fewer than 90 consecutive nights where the guest doesn’t use the property as their main or only residence. That definition comes from the government’s own consultation documents and it’s the threshold the registration scheme will use.
It doesn’t matter whether you list on Airbnb, Booking.com, Vrbo, or a direct booking website. If paying guests stay for fewer than 90 consecutive nights, you’re operating a short-term let. The platform is irrelevant. The obligation is the same.
London and the Rest of England: Two Very Different Situations
This is where a lot of landlords get confused. And it matters, because the rules genuinely differ depending on where your property sits.
If your property is in Greater London:
You’re working within the Deregulation Act 2015 framework. The law allows you to let your entire home as short-term accommodation for up to 90 nights per calendar year without needing planning permission for a change of use. This is sometimes called the “Airbnb exemption,” though that name undersells its importance.
A few things to understand clearly. The 90-night cap runs from 1 January to 31 December, not from when you started listing. It applies per calendar year. Airbnb automatically blocks entire-home listings at 90 nights, but the legal duty rests with you as the landlord, not with the platform. If you exceed it through multiple platforms combined, the enforcement risk is yours.
Boroughs like Westminster, Camden, Tower Hamlets, and Kensington & Chelsea have already issued fines of up to £20,000 per offence for landlords who’ve breached the cap. Enforcement has tightened significantly in the last two years. These councils now have better data-sharing arrangements with platforms, which means the grey areas that used to exist are getting smaller.
If you want to let for more than 90 nights per year in London, you need planning permission. That means applying to your local borough, which can grant or refuse. Some boroughs in high-pressure areas are already refusing routinely.
If your property is outside London:
There is no statutory night cap. You can, in theory, let 365 nights a year. But “no cap” doesn’t mean “no rules.”
The risk outside London is what planners call a “material change of use.” If a property shifts from being a residential home to functioning commercially as a short-term let business, that can constitute a change of use from planning class C3 (dwellinghouse) to something requiring consent. This isn’t automatic and it depends on frequency, scale, and your local authority’s attitude. But it’s a real risk for full-time landlords running properties year-round.
The incoming C5 planning use class, which we’ll cover in a moment, is designed to formalise exactly this distinction.
The C5 Use Class: What It Is, What It Isn’t, and Why It’s Confusing
You’ll see references to a new “C5 use class” for short-term lets across most articles on this topic. Let’s be precise about where this actually stands.
The government announced a new planning use class, C5, for short-term lets that are not used as the host’s sole or main home. The idea is straightforward: create a formal planning distinction between residential properties (C3) and properties operating commercially as short-term lets (C5). Properties already operating as holiday lets would be automatically “passported” into C5 without needing to make a planning application.
Crucially, permitted development rights would allow conversion between C3 and C5 without requiring planning permission. But local authorities in high-demand areas could apply for Article 4 Directions to remove those permitted development rights, effectively forcing landlords to seek planning permission before converting to short-term letting.
Here’s the complication. As of May 2026, the C5 use class has not been enacted. The statutory instrument has not been laid. During the passage of the Renters’ Rights Act 2025, the House of Lords went further and suggested a use class C7 instead of C5, with additional restrictions on converting properties that had been let under assured tenancies within the last three years.
Neither C5 nor C7 is law yet.
What this means practically: keep watching the Department for Levelling Up, Housing and Communities (DLUHC) for announcements. If you’re outside London and running a property year-round as a short-term let, document that this is its established use now. When C5 does arrive, that documentation will matter.
The Three Checks Nobody Tells You to Do Before Registration
Here’s what most articles miss. Everyone talks about the government registration scheme as if it’s the starting line. It isn’t. There are three things that determine whether you’re even legally allowed to list your property right now, regardless of when registration opens.
Check One: Your Lease
If your property is leasehold, read your lease before you do anything else. Many leases, particularly for flats in converted buildings or purpose-built blocks, prohibit short-term letting altogether or require freeholder consent. Breaching this isn’t just an administrative problem. It can lead to forfeiture proceedings, which means you could lose the leasehold property itself.
Don’t assume the lease is fine. Read it. If it’s ambiguous, speak to a solicitor. If it requires consent, get that consent in writing from the freeholder or managing agent before you list.
Check Two: Your Mortgage
If you have a residential mortgage on the property, your lender almost certainly has conditions about how it can be used. Most residential mortgages require lender consent before using the property for commercial short-term letting. Operating without that consent is a technical breach of your mortgage terms.
This matters because it can trigger a default notice, affect your ability to remortgage, and in serious cases the lender could demand early repayment. If you’re on a buy-to-let mortgage, check whether your terms permit short-term letting specifically. Some do, some don’t.
Contact your lender. Ask the question directly. Get the answer in writing.
Check Three: Your Insurance
Standard home insurance does not cover paying guests. It’s not designed to. If a guest is injured at your property, damages something significant, or causes a fire, your insurer is likely to decline the claim if you’ve been running an unregistered commercial short-stay operation without informing them.
You need specialist short-term let insurance that includes public liability cover. This is a non-negotiable. It’s also, for most properties, not expensive relative to the income you’re generating.
Sort all three of these before you list. Not after something goes wrong.
What’s Already Required Today: Platform Compliance Since April 2025
While the government’s registration scheme has been delayed, Airbnb, Booking.com, and Vrbo quietly introduced their own compliance requirements in April 2025. This is live now. It’s not optional. And several landlords have already had listings paused because of it.
From April 2025, these platforms require hosts to upload valid fire safety certification before their listing can appear. The certification must be renewed annually. Photographic evidence is required. Fire and Rescue Services can inspect your property, and non-compliance carries unlimited fines and potential prosecution under the Regulatory Reform (Fire Safety) Order 2005.
This isn’t the government scheme. This is the platforms themselves enforcing safety standards ahead of legislation. Which tells you something about where the industry is going.
If you’re listing today or planning to list, fire safety documentation is already a requirement, not a suggestion.
The Full Safety Checklist: What You Must Have Before Listing
Whether registration is delayed or not, these are the safety standards that apply to short-term lets in England right now. Think of this as the floor, not the ceiling.
Fire Safety A written fire risk assessment is required for properties where paying guests sleep. This is a legal obligation under the Regulatory Reform (Fire Safety) Order 2005. Beyond the assessment, you need working smoke alarms on every floor and carbon monoxide alarms in rooms with combustion appliances (gas boilers, log burners, open fires). All upholstered furniture in the property must meet the 1988 Fire Safety Regulations. This applies to sofas, armchairs, and anything with soft furnishing.
Gas Safety If your property has any gas appliances, including a boiler, gas hob, or gas fire, you need an annual Gas Safety Certificate, also called a CP12. This must be carried out by a Gas Safe registered engineer. Keep the certificate. You’ll need it for registration when it opens, and you may need it sooner if a platform asks for evidence.
Electrical Safety An Electrical Installation Condition Report (EICR) must confirm the property’s fixed electrical wiring is safe. This is valid for five years. If yours has expired, arrange a new one before you list. Beyond the fixed installation, ensure all portable appliances supplied to guests are regularly tested and safe.
Insurance As covered above, specialist short-term let insurance with public liability is required. Make sure the policy specifically covers commercial guest use, not just accidental damage.
Documentation to Have Ready Keep all certificates together: fire risk assessment, gas safety record, EICR, and your insurance documents. When registration opens, these are what you’ll submit. Being organised now means you can register quickly, without scrambling.
What Registration Will Actually Look Like When It Arrives
Based on everything confirmed by the government so far, here’s what landlords should expect when the scheme does go live.
Each property will need to be registered separately. You’ll submit the property address, type of accommodation, owner identity, and confirmation of compliance with the safety standards listed above. Once approved, you’ll receive a unique registration number for that property.
That number must then appear on every listing, on every platform, for that property. Platforms will be legally required to display it and will be prohibited from listing unregistered properties at all. An unregistered property won’t just risk a fine. It won’t be able to legally advertise.
The expected penalty for operating without registration sits between £2,500 and £5,000 per property, depending on which final statutory instrument is laid. Beyond fines, local authorities will have powers to request delisting from platforms and impose operational restrictions.
The registration process itself is expected to rely primarily on self-certification rather than physical inspections, at least in the initial phase. But local authorities may request documentary evidence separately if concerns arise.
Scotland Is Already Doing This: England’s Preview
If you want to understand where England is heading, look at Scotland. It’s not a perfect comparison, but it’s the closest thing to a working model we have.
Scotland introduced mandatory short-term let licensing in October 2022 under the Civic Government (Scotland) Act 1982. From 1 January 2025, every property operating as a short-term let in Scotland must hold a licence from their local authority. Operating without one is a criminal offence, with fines of up to £2,500.
Each property requires its own individual licence. Applications must include a fire risk assessment already in place. Planning permission may be required in designated control areas. Edinburgh, the Highlands, Argyll & Bute, and several other authorities have applied these controls.
Enforcement in Edinburgh and the Highlands has been active. Landlords who thought the rules wouldn’t apply to them have discovered otherwise.
England’s scheme is softer at launch. It’s registration, not full licensing. But the trajectory is clear. Once registration data is available to local authorities, enforcement becomes easier. Scotland showed that the market rewards compliance and punishes delay.
The Tax Picture Has Also Changed: Don’t Ignore This
Since this guide is about what landlords need to know before listing, the tax change from April 2025 deserves a mention, even if it’s not strictly about registration.
The Furnished Holiday Lettings tax regime was abolished from 6 April 2025. This regime had given short-term let landlords significant tax advantages over long-term landlords: full mortgage interest deductibility, capital allowances on furnishings, and Business Asset Disposal Relief on sale.
All of that is gone. From the 2025/26 tax year, income from short-term lets is taxed under the same rules as standard residential property income. Section 24 now applies, which means mortgage interest relief is restricted to a 20% tax credit regardless of your income tax bracket. Higher and additional rate taxpayers are paying materially more tax on the same income than they were two years ago.
This doesn’t mean short-letting is no longer viable. In many locations, a well-managed rental property in england still outperforms long-term letting on a net income basis, especially in areas with strong tourism or business travel demand.
What Happens If You Already Have a Long-Term Tenant
A word specifically for landlords who are thinking about switching from long-term to short-term letting.
Since 1 May 2026, Section 21 “no-fault” evictions have been abolished under the Renters’ Rights Act 2025. Every assured shorthold tenancy has converted to an open-ended periodic tenancy. To regain possession, you now need a legal ground under Section 8, typically Ground 1 (you want to move in) or Ground 1A (you want to sell), both requiring four months’ notice and neither available in the first twelve months of a tenancy.
There’s a critical detail that’s easy to miss. If you use Ground 1 or Ground 1A to regain possession, you are then banned from re-letting the property, including as a short-term let on Airbnb, for 12 months from when the notice was served.
This catches landlords out. They serve the notice, tenant leaves, they go straight to Airbnb, and they’re technically in breach. Plan your timeline carefully. If you’re currently in a long-term tenancy and you want to switch to short-letting, speak to a property solicitor before serving any notice.
What Compliant Landlords Can Expect When Registration Launches
Here’s something the worried headlines often miss. When the registration scheme does go live, compliant landlords are likely to see a better market, not a harder one.
Right now, non-compliant listings compete alongside yours. Properties without proper fire certification, without planning consent, without appropriate insurance, charging rates that undercut the market because they’re carrying none of the compliance costs you’re paying. When registration requires a number on every listing, those properties either get compliant or they get delisted.
The market gets cleaner. The competition that’s been cutting corners disappears. Professional landlords who’ve done things properly from the start are left in a better position.
This is exactly what happened in Scotland. When licensing came in, a proportion of casual listings dropped off. The landlords who remained saw occupancy rates improve because the supply of compliant accommodation temporarily tightened.
That’s what good regulation does. It’s frustrating in preparation. It rewards in practice.
Your Pre-Listing Compliance Checklist for 2026
Before you list your property on any platform, work through this:
Legal and Planning
- Confirm you understand the 90-day rule if you’re in Greater London
- Confirm no material change of use risk applies to your property outside London
- Check your local authority’s position on short-term lets in your area
- If switching from long-term letting, confirm your notice period and 12-month restriction doesn’t apply
Permissions
- Read your lease and confirm short-term letting is permitted or get freeholder consent
- Contact your mortgage lender and confirm consent for commercial short-term letting
- Take out specialist short-term let insurance with public liability before your first guest arrives
Safety Documents (Gather These Now)
- Written fire risk assessment
- Smoke alarms confirmed working on every floor
- CO alarms in rooms with combustion appliances
- Gas Safety Certificate (CP12), valid within the last 12 months
- Electrical Installation Condition Report (EICR), valid within the last 5 years
- Furniture compliance with 1988 Fire Safety Regulations
Tax and Financial
- Speak to an accountant about how Section 24 affects your specific tax position
- Understand that FHL benefits no longer apply and adjust your income projections
- Consider whether a limited company structure makes sense for your situation
Platform Requirements
- Upload fire safety certification to your Airbnb, Booking.com, or Vrbo listing (required since April 2025)
- Confirm listing reflects accurate availability within any applicable night caps
Registration Readiness
- Keep all safety documents in one folder, ready to submit when registration opens
- Monitor GOV.UK and DLUHC for the statutory instrument laying date
- Consider whether a management company can handle registration on your behalf
How Coastal Key Lets Helps With All of This
That’s why working with a professional airbnb management company in england makes a practical difference, not just for income, but for staying on the right side of rules that keep changing.
At Coastal Key Lets, compliance management is part of what we do for every property in our portfolio. We stay on top of the regulatory changes so you don’t have to. When the registration scheme does open, we’re positioned to handle the process on behalf of our landlords, the same way a good management company should.
Beyond compliance, we manage the full operation: dynamic pricing, multi-platform listings, 24/7 guest communication, professional cleaning, and property maintenance. Our landlords don’t get surprised by regulatory changes. They hear about them from us first, with clear guidance on what to do next.
For landlords who want a more flexible arrangement rather than full Airbnb hosting, our short let management in England service gives you the same professional oversight with greater control over availability and tenancy length.
If you’re thinking about listing your property and you want to start it properly, we offer a free property income assessment. No obligation. Just an honest conversation about what your property could earn and what needs to be in place before it does.
Frequently Asked Questions
Do I need to register my short-term let in England right now?
Not yet. The mandatory national registration scheme has been delayed beyond its April 2026 target. The statutory instrument has not been laid as of May 2026. Registration will be mandatory when it launches, likely Summer 2026 or later. However, all other compliance obligations apply now, including fire safety, gas, electrical, planning, leasehold, and mortgage rules.
What is the C5 use class for short-term lets?
C5 is a proposed new planning use class for short-term lets in England that are not the host’s main home. It would formally distinguish short-let properties from residential properties (C3). As of May 2026, C5 has not been enacted. The House of Lords proposed an alternative C7 class during the Renters’ Rights Act passage. Neither is law yet.
What are the fines for not registering?
The proposed civil penalty for operating without registration is between £2,500 and £5,000 per property. The exact figure depends on the final statutory instrument. Beyond fines, platforms will be required to delist unregistered properties, so non-compliance affects your income, not just your legal position.
Does the 90-day rule apply outside London?
No. The 90-night annual cap applies only in Greater London under the Deregulation Act 2015. Outside London, there is no statutory night cap. However, running a property as a full-time commercial short-let operation outside London can constitute a material change of use from residential planning class C3, which may require planning permission.
I have a long-term tenant. Can I serve notice and switch to Airbnb?
You can serve notice under Section 8 of the Housing Act using Ground 1 or Ground 1A since Section 21 was abolished on 1 May 2026. But be aware: if you use either of those grounds to regain possession, you are banned from re-letting the property, including as an Airbnb, for 12 months from when the notice was served. Plan your timeline carefully and take legal advice first.
What insurance do I need for short-term letting?
Standard home insurance does not cover paying guests. You need specialist short-term let insurance that specifically covers commercial guest use and includes public liability cover. Take out this insurance before your first guest arrives, not after.