Food, Drink & Hospitality Property letting UK-wide

Holiday let licensing and registration by nation

Licensing and registration requirements for self-catering holiday accommodation across the UK. Covers Scotland's mandatory short-term let licence, Wales's registration scheme from October 2026, England's planned registration, and planning rules including the London 90-night limit.

Guide summary

Check where your holiday let is located. In Scotland you must get a licence. In Wales you must register from 1 October 2026. In Northern Ireland you need Tourism NI certification. In London you cannot let your home for more than 90 nights a year without planning permission.

  • Get a short-term let licence in Scotland – mandatory
  • Register your property in Wales from 1 October 2026
  • Certify with Tourism NI in Northern Ireland
  • Check if England registration applies – not yet in force
  • Follow London 90-night limit for main homes
  • Complete a fire risk assessment for all properties
  • Do an annual gas safety check if you have gas appliances
  • Get holiday let insurance – not standard home cover
  • Keep records for inspections and tax
On this page

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Quick applicability check

Answer these questions to find which rules apply to you:

1. Where is your property?
England, Scotland, Wales, or Northern Ireland - rules differ by nation
2. Do you rent to paying guests?
Even occasional paid stays bring fire safety duties into scope
3. Is it your home or a separate property?
Affects Scottish licence type and planning considerations
4. How many guests can sleep there?
Determines which safety guidance applies
5. Do you have gas appliances?
If yes, annual gas safety checks are required
WARNING

Scotland: You need a licence

If your property is in Scotland, you must have a short-term let licence from your local council. This is a legal requirement - you cannot operate without one. See the Scotland licensing section below.

Definitions: what we mean

Different terms are used interchangeably, which causes confusion. Here's what they mean:

Self-catering accommodation
A whole property (cottage, flat, lodge) rented to paying guests for short stays. Guests cater for themselves - no meals provided. This is the clearest term and what we mainly use in this guide.
Furnished Holiday Let (FHL)
A tax term that used to give special treatment. The FHL tax regime was abolished in April 2025, so this term matters less now. You may see it in older guidance.
Short-term let
Used in Scottish licensing. Means providing accommodation commercially in a property that is not the guest's only or principal home, unless an exclusion applies. There is no day-count in the Scottish definition. Scotland regulates this through licensing.
Non-domestic premises
A fire safety term meaning any building that isn't purely a private home. If you have paying guests, your property is treated as non-domestic for fire safety purposes - even if you live there.
Holiday let
General term for accommodation let to holidaymakers. Can mean self-catering or serviced (with meals/cleaning). We use 'self-catering' to be precise.

Which term should you use? 'Self-catering' is clearest for most purposes. Use 'short-term let' when dealing with Scottish councils, and be aware that 'FHL' mainly appears in tax contexts.

What you must do

Running a self-catering holiday let means operating an accommodation business. You must comply with safety law, protect guests, and meet your nation's specific requirements.

Your top priorities are:

  1. Get licensed or registered (Scotland - mandatory licence; Wales - registration from 1 October 2026; Northern Ireland - Tourism NI certification)
  2. Complete a fire risk assessment (all nations)
  3. Annual gas safety check (if you have gas appliances)
  4. Get the right insurance (holiday let specific)
  5. Keep records for inspections and tax

Licensing and registration by nation

Licensing requirements vary significantly across the UK. Scotland already requires a licence; Wales requires registration from 1 October 2026; Northern Ireland requires Tourism NI certification; England's registration scheme is not yet in force.

Planning rules

London

Outside London

Currently no specific limit on short-term letting days. However, the government has proposed a C5 use class for short-term lets which may require planning permission in some areas.

Registration scheme

A mandatory registration scheme for short-term lets in England is planned but not yet operational. Legislated through the Levelling Up and Regeneration Act 2023 - no implementation date confirmed.

Scotland

Wales