What counts as a short let?
A short let means renting out your home for a temporary period, typically anything from a few nights up to several months. While there is no single legal definition across the UK, most local authorities and letting platforms treat short lets as rentals lasting less than 90 days. The term is also used more broadly to describe lettings under six months.
In Greater London, specific rules apply to properties let through online platforms. The Deregulation Act 2015 allows homeowners to let their property for up to 90 nights per calendar year without needing planning permission. Beyond that threshold, you will need to apply to your local council for a change of use, and exceeding the limit may also breach local planning policy. Some London boroughs have their own enforcement approaches, so check directly with your council if you plan to let regularly.
Short lets differ from standard assured shorthold tenancies in several ways. The rental period is brief, the property is usually furnished, and bills such as council tax, utilities and internet are often included in the price. This suits guests who may be business travellers, families relocating between homes, or visitors staying for a specific event.
The flexibility of short lets appeals to property owners seeking income from a home that might otherwise sit empty, perhaps while working abroad or spending time elsewhere. You also retain the option to return when your circumstances change. However, short lets come with their own challenges. Void periods between bookings, higher wear and tear, and stricter local regulations can all affect how well the arrangement works in practice.
Tell us about your rental property and find out which UK landlord obligations you must meet right now.
Try our Landlord Obligations Checker free, here on this site →Permissions you may need before letting
Before you list your home for a short let, there are several permissions and checks to work through. Missing any of these could put you in breach of contract, void your insurance, or lead to enforcement action from your local authority.
Start with your mortgage lender. Many residential mortgages include terms that restrict or prohibit letting without consent, though the specific conditions vary between lenders. Some will grant permission for short lets, sometimes called consent to let, while others may require you to switch to a buy to let mortgage. Contact your lender to explain your plans and get any agreement in writing.
If you are a leaseholder, check your lease carefully. Many leases contain clauses that limit or forbid subletting, and some specifically mention short term or holiday lets. You may need written permission from your freeholder or management company. Breaching lease terms can result in legal action or forfeiture of the lease in serious cases.
Your buildings and contents insurance may not cover short term letting. Standard home insurance policies often exclude commercial activity, and letting your home to paying guests typically falls outside their scope. Speak to your insurer or arrange a specialist policy that covers short lets, including public liability.
If you live in a flat or a property that is part of a larger development, check whether there are any rules set by a residents' association or management company. Some developments have covenants or house rules that prohibit short lets, particularly where there have been complaints about noise or security.
Local councils also have powers to regulate short lets. In some areas, particularly popular tourist destinations and parts of London, councils have introduced registration schemes or require planning permission for properties used as short term lets. Scotland introduced a mandatory licensing scheme for short term lets in 2022, requiring all hosts to obtain a licence from their local authority before letting. Existing hosts had to apply by October 2023. Wales and Northern Ireland have their own rules. Check with your local council to understand what applies in your area.
Your situation may be slightly different. ask a question below ↓ and our editorial team will reply with our advice.
Tax and financial considerations
Income from short lets is taxable. You must declare your earnings to HMRC, either through a self assessment tax return or by contacting them if you do not usually file one.
The Rent a Room scheme allows you to earn a certain amount tax free each year if you let out furnished accommodation in your main home. This can apply to short lets, provided you meet the conditions. The current threshold and rules are set out on GOV.UK, and you should check there for the latest figures.
If the property is not your main home, different rules apply. You can usually deduct allowable expenses, such as cleaning, maintenance, and platform fees, from your rental income before calculating tax. Capital gains tax may also be relevant if you later sell the property, depending on how it has been used.
Properties meeting certain criteria may qualify for the Furnished Holiday Lettings regime, which offers potential tax advantages including capital allowances on furniture and equipment. Strict conditions apply regarding availability and actual letting days, so check the current requirements on GOV.UK.
Council tax is another consideration. In England and Wales, if your property is available for short lets for 140 days or more per year, it may be reclassified as a self catering property and become liable for business rates instead. Transitional arrangements and specific thresholds for actual letting days also apply. The rules vary depending on location, so check with your local council or the Valuation Office Agency.
Some local authorities are exploring tourist levies or visitor taxes, with ongoing legislative discussions in Scotland and Wales. Keep an eye on developments that may affect your costs.
Practical steps for letting your home
Once you have the right permissions, there are practical matters to address. Safety is a legal requirement. You must have a working smoke alarm on each floor and a carbon monoxide alarm in any room with a solid fuel burning appliance. Gas appliances must be checked annually by a Gas Safe registered engineer, and you should keep a copy of the certificate available for guests.
Electrical safety standards apply in England, and similar rules exist in Scotland and Wales. Consider having your electrics inspected by a qualified electrician, particularly if the property is older. For properties with multiple portable appliances, PAT testing can help identify faults, and fire risk assessments are advisable for buildings with shared facilities.
Furnishings must meet fire safety regulations. Upholstered furniture and mattresses should carry the appropriate labels showing compliance.
Think about how you will manage bookings, changeovers, and guest communication. Some owners handle everything themselves, while others use a letting agent or property management service. Platforms such as Airbnb, Booking.com, and Vrbo are commonly used to advertise short lets, but each has its own terms and fees.
Keep records of all bookings, income, and expenses. This will make your tax return easier and provide evidence if any disputes arise.
What should be done in this situation?
It's a mentle stress.
Comply with all the rules.such as insurance Fire rules Safety rules etc.I have HMO licence.do
I need any thing from local authority.
What nonsense is that? It's no business of the local authority whether a property is let for a week or a year! The laws on letting made nationally - not in local town halls!
Ask The Property Landlord a question
Ask our editorial team a question and we will reply with our advice. Tell us as much about your situation as you can: the more detail you give, the more useful our answer can be.
You do not need to use your real name. Please do not include your full address, phone number, email address, or the names of other people. We may edit or remove identifying details for privacy and legal reasons.
Comments are moderated before publication.