Holiday let rules and regulations in the UK

Holiday home owners have to adhere to several regulations in the UK. Not complying with the law could result in consequences for your business. With regulations varying across the country and frequently being updated, it is essential to keep up to date. We discuss the most important holiday let regulations and rules you should be aware of.

Please note that the following information outlined below does not constitute advice and is just a general guide only. Speak to a qualified specialist if you require help regarding issues such as planning, tax, finances or safety.

New rule changes for holiday lets

Fire regulations for holiday lets

Health and safety regulations for holiday lets

Building regulations for holiday lets

Holiday let electrical safety regulations 

Gas safety regulations for holiday lets

Water safety requirements for holiday homes

Holiday let regulations in Scotland

Holiday let regulations in England

Other UK & Northern Ireland regulations

Insurance rules for holiday lets

Holiday let tax rules

Holiday let mortgage rules

General UK regulations

How to stay on top of regulations

New rule changes for holiday lets

Holiday let regulations have evolved recently over the last few years. Here are some of the latest holiday let rule changes affecting different parts of the UK:

• Furnished holiday let tax rule changes: As of April 2025, the Government abolished the Furnished Holiday Let tax scheme. In the past, holiday let owners that qualified were able to benefit from certain tax advantages. Visit the Government’s page on the new holiday let rules to find out more. 
• New licencing laws: On 1st October 2022, Scotland introduced a mandatory short let licencing scheme. In 2024, the UK Government also announced a similar registration scheme for England will also be launched in the new future. We cover these changes in our sections on Scottish and English regulations. Wales is also consulting on introducing a similar registration scheme.
• Council tax changes: From 1st April 2025, local councils will now be able to charge double council tax on some second homes. The decision to do this will be down to the local authority, however. We discuss this and the topic of tax more broadly in our section on tax rules. 
• Fire regulation changes: Amendments to existing fire law in England and Wales came into force on 1st October 2023, which also affects holiday lets. There is more on this below in the next section.

To make sure you are in compliance with the latest national or regional rules, consider:

• Keeping informed of the latest news. 
• Speaking to your local authority.
• Seek advice from a qualified expert if you are not sure. 

Fire regulations for holiday lets

Holiday let owners in England and Wales are subject to the Fire Safety Order. Recent changes on 1st October 2023 require responsible persons to comply with new rules. The Government has laid out what holiday let owners should do with their fire safety guide. Owners in Scotland may be subject to different requirements, so check out the Scottish Government website for guidance there.  Generally speaking, holiday let owners should:

• Conduct a fire risk assessment: You must conduct an assessment that looks for potential risk areas. As part of this, consider the type of people likely to visit and how they may escape. Speak to a fire risk assessor if you feel like you need more guidance.
• Identify fire hazards: Fire hazards should be identified as part of your assessment. Common risk areas include electrical items, smoking, heating appliances, fire sources and cooking equipment. 
• Implement fire protection measures: Implement measures to reduce or eliminate risks once they have been identified. Common measures include installing fire alarms, appropriate signage and regularly testing equipment.

Holiday lets can sometimes come with their own specific fire risks. Common areas to think about include:

• Fireplaces: Traditional or gas fireplaces and woodburners can be very dangerous. Instructions for use and measures such as fire guards may help. In addition, it is a legal requirement to put carbon monoxide detectors in rooms that contain a solid fuel burning appliance such as a fire.
• Smoke alarms: Regularly test these to make sure that they work.
• Escape routes: Knowing where the escape route is in the event of a fire may be simpler in a holiday home compared to a hotel. In larger properties, it may be appropriate to have signage, however. 
• Furnishings: All new furnishings in the UK must adhere to the Furniture and Furnishings (Fire Safety) Regulations Act of 1988. This sets fire resistance standards for domestic furnishings. This will apply to any furnishings you have in your home.
• Storage: Areas with lots of storage may pose a potential fire risk. A cluttered garage storing some petrol cans could result in a fire, for example. 

Health and safety regulations for holiday lets

In addition to fire rules, holiday let owners must follow general health and safety regulations too. Here the key steps you need to follow:

• Identify hazards: Common health and safety risks include slip, trip and fall areas, hazardous substances and electrical devices.
• Assess risks: Risk assessments should take account of who will likely be affected. It should also consider what action is needed and who will be responsible for implementing safety measures.
• Taking action: Can the risk be eliminated entirely or minimised? Measures should be proportionate and put in place safely without risk of injury. 

Holiday let health and safety risk areas

Where it comes to holiday lets, think about:

• High risk areas: Features such as swimming pools, ponds and hot tubs may come with higher risks such as drowning or slips and falls. Could you mitigate this by implementing signage or other measures such as appropriate flooring and ‘house rules’? The Health and Safety Executive has a number of guides outlining legal responsibilities, including guidance on pools and spas. In many cases you can mitigate the risks in high use areas such as stairs with simple measures like installing guardrails.
• Instructions: Particular risk areas may benefit from specific instructions, such as the use of cooking equipment or how to operate a wood burner safely, for example. 
• Emergency contact details: Put some measures in place so that your guests can contact someone in the event of an emergency. Not doing so could put your property at risk. Your welcome pack should also include what to do in the event of an emergency.
• Cleaning process: Cleaning the property can come with its own risks, which the Health and Safety Executive outlines in their guide. Cleaning a property after a guest has left should be an opportunity to look for damage as not addressing this could result in the issue getting worse or cause potential injuries. Our holiday let cleaning guide covers this process. Be mindful of cleaning liquids left on the floor as this may result in an accident if left unattended.
• Obstructions: Keep the house free of obstructions to reduce the risk of trips and falls. Cluttered houses may increase the risk of pest infestation, especially in areas such as kitchens.

Check out the Health and Safety Executive’s website for more in depth details about health and safety. 

Building regulations for holiday lets

Building regulations are minimum standards for property design and regulation. Applying for regulation approval typically applies when building a new property or renovating an existing one. When it comes to building a property, you will need to consider legal safety regulations, such as those for gas and electrical safety. The Government outlines what comes under building regulations on their website. When it comes to holiday lets specifically, you will need to consider:

• Property use class: Local laws categorise properties into different use classes. If you are going to use the property in a way that ‘materially’ changes its use, then you may need to apply for planning permission. What constitutes material change may depend on local planning regulations, however. 
• Extensions and conversions: Converting an outbuilding for holiday guests or extending a holiday home may seem like a good idea, but you may need to apply for planning permission and building regulation approval before doing anything. Planning guidelines can give you an idea of when approval may be required, but speak to your local authority if you are not sure.

Seeking local authority approval is essential before carrying out any work. Failure to comply with building regulations can result in enforcement and fines. It may also make it harder to sell your holiday home.

Holiday let electrical safety regulations 

All holiday lets must conform to the Electricity at Work Act. This sets out a number of minimum electrical standards that maintain electrical safety. This may require:

• A Risk assessment: Conduct a risk assessment to determine issues such potential electrical hazards and the level of potential harm. 
• Regular checks: Make sure that you regularly check that devices work and are up to date. The frequency of testing required will depend on the item.
• Repairs: Repair any damaged or faulty electrical equipment as soon as possible. Make sure this is carried out by a qualified technician.

You may also want to consider:

• PAT testing: Whilst not legally required for most parts of the UK, portable appliance testing is the examination of appliances to determine that they are fit to use. The regulations don’t specify who should conduct this testing. You may want to use a qualified electrician to make sure this is carried out safely, however.
• EICR: Landlords with tenants must also conform to specific electrical standards and produce an electrical installation report (EICR). You will need to supply this if your local authority requests it. However, this doesn’t apply to most holiday lets in the UK at the time of writing. If you have a mixture between guests and tenants then this may apply to you.

Please note that PAT testing and EICR certificates will be required if you are a holiday let owner in Scotland, however. For more information where it relates to electrical safety, visit the Health and Safety Executive’s website or jump to our section on Scottish requirements.  

Gas safety regulations for holiday lets

As a holiday let owner, you will also be responsible for maintaining adequate gas safety. Your responsibilities include:

• Maintenance: Make sure your gas pipework and systems are in good working order. Repair items when needed, and make sure the work is carried out by a gas safe registered engineer.
• Safety checks: Conduct gas safety checks annually. 
• Records: In addition to regular safety checks, you will need to store a record of these somewhere. Holiday let owners will also need a valid gas safety certificate. 

For further information, check out the Health and Safety Executive’s gas safety guidance on the subject.

Water safety requirements for holiday homes

If your water is supplied by a water company then the main health and safety risk will come from when the property is unoccupied for extended periods of time. Unused pipework systems can result in unwanted bacteria and increase the risk of legionaire’s disease. Water systems that are regularly in use reduce the risk of this occurring. If your property is going to be unoccupied for an extended period of time, consider turning off the water supply. The potential damage from contracting legionnaires disease can range from severe to even fatal. Holiday lets with a private water supply may also want to get a water safety assessment every 5 years in addition to regular monitoring.

Holiday let regulations in Scotland

New holiday let rules in Scotland make it a criminal offence to run a holiday let or host paying guests without holding a short let licence. Owners must meet a number of requirements, such as:

• The property must meet the repairing standard, which is a basic level of repair that all rented properties must meet in Scotland.
• As we discuss in our section on insurance, certain types of cover must be in place so that the property is insured.
• You must ensure that your property meets a number of fire, gas, water and electrical safety requirements. 
• For portable appliances in your home such as TVs, kettles and toasters, a qualified person must conduct a portable testing appliance report on devices the guest has access to. An electrical installation report (EICR) must have been carried out in the last 5 years as well.
• Some homes may require an energy performance certificate. This needs to be valid within the last 10 years but only applies to certain properties. Have a look on the Scottish Government’s website to find out more.
• You will also be required to state how many guests will be able to stay at the property. Short let licence owners will be obligated to make sure the total number of guests staying there never exceeds this.
• You must display certain documents that are accessible to your guests.

The above is just a brief overview of some of the requirements. Your application could also be rejected if you fail the ‘fit and proper person’ test, which assesses your suitability as a short let owner. Visit the Scottish Government section on legal requirements to find out more.

Holiday let regulations in England

The following current and upcoming regulations apply to holiday lets in England:

• The London 90 day rule: In London, any residential properties used as short lets are classed as ‘temporary sleeping accommodation’. If you rent your home out to guests, this will apply to you, and your property must meet mandatory guidelines in order to operate as a short let. One of these rules is that a property cannot be rented out for more than 90 days a year without planning permission.
• Blackpool restrictions: Property converted into holiday accommodation in Blackpool could be considered by the council as a ‘material change in use’ and require planning approval.
• Registration scheme and planning changes: In February 2024, the Government announced that it would introduce a mandatory registration scheme for holiday lets in England. The exact details of the scheme are unclear at the time of writing, but registration could require certain conditions be met, such as compliance with mandatory health and safety laws. In addition to this, the Government at the time also announced its intention to give councils greater planning control over who gets planning approval for holiday lets. This may mean that certain local hotspots have stricter planning regulations than other areas of the country.  

Other UK & Northern Ireland regulations

In addition to English and Scottish regulations, different regulations also apply across other parts of the UK too:

• Northern Ireland permit: All holiday let owners providing accommodation for tourists in exchange for a fee must apply for tourist accommodation certification with the Northern Ireland Tourist Board (NITB) in order to operate lawfully. In order to obtain the licence, applicants must comply with a number of conditions, including inspections.
• Guernsey permit: Holiday accommodation providers in the island must apply for an annual permit from the Committee for Economic Development Department before accepting any guest bookings. 
• Isle of Man building regulations approval: Tourist accommodation providers in the Isle of Man must complete a building regulations application form and comply with several conditions. 
• Jersey registration: Holiday let owners are now able to rent their property out for up to 12 weeks a year thanks to a recent relaxing of the rules around short lets. However, owners looking to rent their property for longer may need to seek planning permission from the local council.
• Welsh registration scheme: Similar to Scotland, the Welsh Government is consulting on the introduction of a registration scheme for owners of holiday lets. There are as yet no details regarding the scheme. It looks like it may introduce licensing requirements, however. This could mean that owners may need to meet certain criteria in order to obtain a licence.

Insurance rules for holiday lets

There are a number of legal or contractual rules where insurance could be a requirement. This includes:

• Scottish insurance regulations: Holiday let owners applying for a short let licence in Scotland will also need to have buildings insurance and adequate liability cover in place too. Speak to your local authority about the level of cover required. This can vary according to region.
• Mortgage agreements: Insurance is typically a requirement for accepting a mortgage.
• Property management companies: Many property management companies require insurance in place before agreeing to manage your property.
• Shared areas: If your second home is located on a shared area such as a holiday let park, the landowner may require some form of insurance as part of a contract with them. 

When it comes to insurers themselves, here are some of the key holiday let insurance rules you need to be aware of:

• Utmost good faith: The information you provide to your insurer must be reasonably accurate and up to date. Notify your provider of changes to your property or circumstances as soon as possible. 
• Evidencing your claims: Where reasonable, insurers may reserve the right to ask for evidence in the event of a claim. For example, if you listed your property on Airbnb but accepted a booking extension in cash, your insurer may refuse to pay out on a claim if there was no evidence of the booking.
• FCA regulation: Insurers regulated by the FCA are bound by strict consumer regulations. If you are not happy with your holiday let insurer’s final decision, you have the right to go to the Financial Ombudsman to appeal any decision. 

Visit our page for holiday let insurance if you need cover for a second home that you rent out. Alternatively, check out our holiday home insurance page if you use your home more for personal use. 

Holiday let tax rules

There are various different rules where it relates to holiday let taxes, so consider your own situation carefully. The following is a brief overview that could apply to some holiday let owners, but speak to a tax specialist for any specific or up to date advice:

• Furnished holiday let tax: As discussed in our new rule changes section, the furnished holiday let tax (FHL) rule has been abolished. Certain properties may be exempt that can still benefit from the scheme. Read the FHL tax guide from our partners at Sykes to learn more about the recent rule change.
• VAT: Businesses that earn over a certain amount could be liable to pay VAT.
• Business rates: Holiday lets available for a certain number of nights each year may have to pay business rates, which may entitle you to rate relief in some circumstances. If you don’t qualify for business rates, you could be liable to pay council tax instead. 
• Council tax: As discussed earlier, recent changes from 1st April 2025 mean that councils now have the ability to charge a 100% council tax premium on second homes, with more than 200 councils set to take advantage of the change. There are exemptions to the tax however, such as properties used exclusively as holiday lets that may qualify for business rates instead. Check out this overview of the rule change and exemptions.

Holiday let mortgage rules

Like tax relief, mortgages are a specialist area and you should seek out help from a qualified specialist if specific advice needs to be sought. As a general guide, you may need to consider some of the following:

• Getting an adequate mortgage: If your property is an additional home or is run solely as a holiday let, you may need to apply for a specialist mortgage for this. If your property is financed with a regular residential mortgage and you are weighing up potential rental income, check with your provider first to see if they are ok with this. Some may not allow this type of activity or place restrictions on what you can do.
• Qualification criteria: Each mortgage provider is different, but it is likely that you may need to save up for a minimum deposit amount in order to qualify for a mortgage. Lenders often also have a maximum loan to value ratio, so there will be a limit to how much you can borrow. Lenders may also look for a minimum personal income and may insist on other criteria, such as not allowing you to use the property as your main residence. 
• Mortgage terms: Like a residential mortgage, your holiday let mortgage will be subject to a number of terms and conditions, such as rules around insurance and late payments. Penalties for issues such as early or late payments can be high, so take the time to read through these carefully before doing anything.  

A mortgage can come with considerable monthly costs, so speak to a financial advisor if you are unsure about anything. Our holiday let mortgage article gives you a basic overview of the topic. 

General UK regulations 

There are additional restrictions that can sometimes apply to properties rented out in general. Below is an overview of some of the key regulations that may apply to you.

• Subletting restrictions: Properties on a lease will need permission from the lease owner to convert into a holiday let. Breaking the terms of any lease could result in you losing the property. Similar to leasehold contracts, you may also need to get permission from your landlord if you are a tenant renting the property too. For tenants in council houses, you might be committing a criminal offence if you rent out a council or housing association property. Citizens Advice has a guide on subletting if you want to learn more about the topic.
• Restrictive covenants: These are agreements between two land owners. They can prevent certain activities or changes being made at the property regardless of how many times the property changes hands. If your deeds have a restrictive covenant such as a rule preventing you from renting the property out, then breaching this agreement could open you up to legal action from the other party. Removing a restrictive covenant could be a difficult process, so be sure to check if your property has one or consult with a solicitor if you’re not sure.
• Council fines and enforcement: Holiday let owners may also want to take care to vet their guests where possible, as consistent noise or nuisance could lead to neighbours making a complaint. Councils have the ability to enforce abatement notices, with statutory fines dished out where these notices haven’t been complied with. 
• TV licences: If a television or streaming devices are kept at the property then it is highly likely a TV licence will be required. Visit the TV licencing website for more details.

How to stay on top of regulations

As you can see, there are a lot of different potential rules, regulations and requirements to consider as a holiday let owner. This can be overwhelming, so you may want to consider the following:

• Make an action plan: Write everything down so you don’t forget. Distil your thoughts and set reminders in your calendar if you need to use someone else’s expertise. If you are new to holiday letting, check out our guide on starting a holiday let business. Some actions will come at a price, so make sure you’re aware of general holiday home running costs. Our holiday let calculator could help you figure out how much you could earn after these costs are deducted. Having a plan and sticking to a budget you can afford can allow you to adapt to any rule changes.
• Utilise experts: Areas such as tax, finance and safety can be tricky subjects to navigate. If in doubt, consider going to a qualified specialist where you think this is necessary.
• Be proportionate: Your action plans need to be proportional to your circumstances and the probable risk. Sometimes it is easy to overcomplicate issues, but some tasks may be fairly straightforward. 
• Use reputable sources: When looking for information, use websites that have authority. Sources such as government websites can give the most reliable information.
• Contact your local authority: In many cases, legal regulation will be enforced by local authorities such as your council. They should be able to point out any relevant issues around subjects such as regional restrictions and planning.
• Stay informed: As we have shown, new rules for holiday lets have come into force and others may arise at some point in the future. Keeping on top of rule changes means that you can prepare for issues in advance and avoid nasty surprises. 

If you have any queries about specific insurance rules or insurance in general, get in touch with the Pikl team today.