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
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:
- Get licensed or registered (Scotland - mandatory licence; Wales - registration from 1 October 2026; Northern Ireland - Tourism NI certification)
- Complete a fire risk assessment (all nations)
- Annual gas safety check (if you have gas appliances)
- Get the right insurance (holiday let specific)
- 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.
Official guidance
Short-term let licences (opens in a new tab)
www.mygov.scot
Short-term lets - licensing scheme guidance (opens in a new tab)
Publication · www.gov.scot
Fire safety guidance for short-term lets (Scotland) (opens in a new tab)
Publication · www.gov.scot
Find your local council licensing page (opens in a new tab)
www.mygov.scot
Visitor accommodation registration and licensing (opens in a new tab)
www.gov.wales
Business rates relief in Wales (opens in a new tab)
www.gov.wales
Food Hygiene Rating Scheme (Wales) (opens in a new tab)
FSA
Short-term let registration scheme (England) (opens in a new tab)
DCMS