Food hygiene (if you provide food)
If you offer breakfast, cream teas, or any food to guests, you're running a food business. You must register with your local authority and follow food safety rules.
Allergen information
You must inform guests about allergens in any food you provide. This applies even if you just leave a welcome hamper.
Employing staff
If you employ cleaners, gardeners, maintenance workers, or anyone else, you have legal obligations as an employer.
Right to work checks
Check every employee's right to work in the UK before they start. This applies to all nationalities, including British citizens and EU nationals who settled after Brexit.
Staff tips and gratuities
If guests leave tips for staff (cleaners, housekeepers), new rules from October 2024 require you to pass them on fairly.
Employer health and safety duties
If you have employees, additional health and safety duties apply.
Employers' liability insurance
You must have employers' liability insurance if you have any employees.
Insurance requirements
Holiday let insurance differs from standard home insurance. Check you have appropriate cover.
Holiday let operators typically need:
- Public liability insurance: Covers guest injury or property damage claims - typically £2-5 million minimum
- Buildings insurance: Holiday let specific policy
- Contents insurance: Covers damage by guests
- Loss of income cover: If property is unusable
- Employers’ liability: If you have staff (legally required)
Environmental duties
You must handle waste properly and may have energy efficiency obligations.
Energy performance certificate (EPC)
Most holiday lets in England do not need an EPC. One is required only if the property is let for a combined total of 4 months or more in any 12-month period under a licence to occupy and the occupier is responsible for the energy costs - most holiday-let guests are not, so most holiday lets fall outside the requirement. Where an EPC is required, the minimum energy efficiency standard (band E) applies. Government consultations on reforming EPC rules for short-term lets have not yet been implemented.
Even where not required, having an EPC can help with marketing and identifies energy savings.
Protecting guests
Guests have consumer rights when booking holiday accommodation.
Key obligations:
- Describe the property accurately in listings
- Provide what you've advertised (amenities, facilities)
- Handle complaints fairly
- Have a clear cancellation policy
- Don't mislead guests about pricing or availability
Legal basis
Primary legislation and key regulations