Letting out a self-catering holiday home in England: rules and regulations
Regulations you need to follow when letting out a self-catering, short-term holiday home in England.
Applies to England
This page is up to date
We reviewed this page on 24 March 2026. It will be reviewed again on 24 September 2026.
Who this guidance is for
Use this guidance if you:
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let out a self‑catering property (including cottages, apartments, lodges, or similar)
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offer short‑term accommodation to paying guests for leisure or holiday purposes
Register your property (not yet in force)
The UK government is introducing a mandatory national registration scheme for short‑term lets in England. It is expected to begin in 2026.
Read guidance on the how the registration scheme for short-term lets will work.
Planning permission
Your local planning authority will decide whether you need planning permission. This is based on how the property is used for short‑term letting and its impact on neighbours and the local area.
You should contact your council to confirm whether you need planning permission.
Business rates
If your property is rated as a self-catering business, you may need to pay business rates instead of council tax.
Read guidance on:
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business rates for self‑catering and holiday let accommodation
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how self-catering holiday lets are valued for business rates
Fire safety
You must follow the:
- guidance on making your small paying guest accommodation safe from fire (for accommodation with no more than 10 people or 2 floors)
- national sleeping accommodation fire safety guidance (for larger or more complex properties)
Gas and carbon monoxide safety
You must follow the Health and Safety Executive (HSE) guidance on:
- gas safety for landlords and letting agents
- landlords’ responsibility for gas safety
- smoke and carbon monoxide safety for landlords and tenants
Electrical safety
You must follow the:
- HSE guidance on electrical safety
- guidance on electrical safety standards in the private and social rented sectors
Media licensing
If you provide TVs or play recorded music, you may need:
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a licence to play live or recorded music (if you play music outside of the private or domestic exemption)
Energy performance certificate (EPC)
You must have an EPC rating of E or above.
Read guidance on EPCs for the marketing, sale and let of dwellings.
Insurance
You must have:
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dedicated holiday let insurance
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public liability cover
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building and contents cover suitable for short‑term letting
Check the specific rules around holiday let insurance in your local area.
Contact your local authority
Contact your local council to find out:
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whether planning permission is required
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how registration will work in your area
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what documentation you must provide
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whether additional local rules apply