Before You List: The Legal Essentials for UK Airbnb Hosts

By Mirko Zara | 19 January, 2026

Legal & Compliance Checklist for Airbnb Hosts in The UK

As an Airbnb management company based in London, we know how rewarding renting out a property on Airbnb can be, especially in terms of earning a substantial extra income – whether you’re monetising a spare room in your home, or a vacant second property.

But we also understand better than most the extra boxes you need to tick before you hit “Publish” to ensure you’re compliant and operating within the legal framework that governs short-term rentals in the UK (with rules changing depending on where you are in the country).

Here’s a helpful guide and overview of compliance that will protect your guests, your property, and your income…

First, understand what’s regarded as a short-term let

A short-term rental typically refers to a property, or part of a property, being rented out for short stays that do not create a long-term tenancy. Most councils and regulators consider short-term lets to be:

A stay of less than 90 consecutive nights
A booking made for holiday, leisure, work or temporary accommodation
A let where the guest does not have exclusive tenancy rights

It will apply regardless of whether you are renting out an entire home or a private room.

Understanding the definition is important, because how your rental is classified will directly affect whether planning permission is required, whether you’ll need a license or registration and which safety and compliance rules will apply.

When your property is being used primarily as a short-term let, it may be treated as a change of use from residential housing, even if you own the property outright. See rules.

Councils, in this regard, will consider:

How often the property is let
Whether it’s your main residence
If the property is available year-round
The impact it has on neighbours and the local housing supply

Letting your main home occasionally is often treated very differently from operating a full-time holiday let. Properties that are let continuously are more likely to be regulated as commercial operations, and certain rules, licensing, and compliance requirements will apply.

The local council rules are where most hosts get caught out

Different requirements, rules, licensing and compliance vary by area:

London and The 90-Day Rule

You’re permitted to rent out an entire home for up to 90 nights per calendar year without planning permission. Exceeding 90 nights will require formal planning approval, although renting out a room in your own home is usually exempt. Airbnb will automatically block your bookings once you hit the 90-day limit (creating additional profiles to avoid this can lead to big fines).

Outside of London and throughout England

There is no current national nightly cap, but local councils can still require planning permission, with many areas now looking to introduce registration and licensing schemes. For example, cities like Bath, Brighton, Bristol and York are particularly strict.

In Edinburgh & Scotland, licensing is mandatory

All short-term lets require a licence, including spare rooms
You must have a licence before guests stay
Processing can take several months
Some properties also require planning permission, depending on usage
Hosting without a licence can lead to fines or being shut down.

Learn more about the legislation.

Northern Ireland

Short-term lets are often classed as self-catering accommodation, and you may require a Tourism NI certificate. Renewals and inspections are common.

When you’ll need planning permission

You may need planning permission if:

You exceed night limits (e.g. London)
The property is used full-time as a holiday let
You operate multiple listings in one building
Leasehold flats are especially sensitive — freeholder permission is often required.

Other safety and legal compliance (UK-wide)

All UK hosts must ensure:

Working smoke alarms on each floor
Carbon monoxide alarms
Gas and electrical safety compliance
Clear emergency instructions for guests

These are legal obligations, not optional extras.

Tax & HMRC responsibilities

Airbnb income must be:

Declared to HMRC
Recorded accurately (bookings, expenses, fees)
Considered for Self Assessment

Some hosts may qualify for the Rent a Room Scheme, depending on how they let.

Also, check your mortgage and insurance documents

Before listing, check your mortgage terms or confirm that your lease allows short-term rentals. You might also need to update your insurance, as standard home insurance often does not cover Airbnb. Failure to do so can invalidate your insurance or breach mortgage contracts.

Need help?

We’re only touching the surface of the ins and outs of getting started on Airbnb here.

Getting your property legally compliant and ready can be enough to make any host not even want to begin, which is why Airbnb managers like us exist to help. So, if you’re thinking of listing and want all the benefits without the hassle, then let Ovitizia guide you from day one.

We can help you navigate the local regulations, stay compliant, maximise your returns and manage your listing for you.

Whether you’re listing for the first time or scaling a portfolio, professional management can save you time, money and legal headaches. Get started.