Do You Need a Licence for Airbnb in the UK? 2026 Guide

Whether your Airbnb needs a licence depends entirely on where in the UK your property sits. England, Scotland, and Wales each have different rules — and they're all changing in 2026.

Here's a straightforward breakdown by nation, with links to the official application processes.

This is general guidance, not legal advice. Check with your local council for property-specific requirements.

Quick Answer: Do You Need a Licence?

Nation	Do you need a licence?	Status
Scotland	Yes — mandatory licence required	Live since 1 Jan 2025
England	Not yet — mandatory registration coming	Expected Spring 2026
Wales	Registration scheme in development	Expected 2026
London	No licence, but 90-day cap applies	Already enforced

Scotland: Yes, You Need a Licence

Since 1 January 2025, every short-term let in Scotland must hold a licence under the Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022.

Operating without one is a criminal offence with fines up to £2,500.

Which licence type do you need?

• Home sharing — you're present while guests stay (e.g., renting a spare room)
• Home letting — you're absent while guests stay in your home
• Secondary letting — the property isn't your main residence (this is most holiday lets)

How to apply

1. Contact your local council's licensing team — each council runs its own application process
2. Prepare your documents: fire risk assessment, gas safety certificate (if applicable), EPC, public liability insurance
3. Submit your application with the council's fee (varies by council — typically £300–£800 for a 3-year licence, depending on property size)
4. The council may inspect your property before granting the licence
5. Licences are valid for up to 3 years

Full guidance: mygov.scot — Short-term let licences

Planning permission in control areas

Some Scottish councils have designated short-term let control areas where you also need planning permission. Edinburgh, Highland, Argyll & Bute, and several other councils have applied these. Check with your council — the Scottish Government's short-term lets page maintains the current list.

England: Registration Coming Spring 2026

England doesn't currently require a licence for Airbnb hosting. That changes in 2026 with the national registration scheme for short-term lets.

What's confirmed

• All short-term lets in England must register on a government-run register
• Each property receives a registration number that platforms must display
• Platforms (Airbnb, Booking.com, Vrbo) cannot list unregistered properties
• Registration requires proof of fire safety, gas safety, and insurance compliance
• Penalties: up to £5,000 for operating without registration

What's still pending

• The exact launch date (Spring 2026 is the government's stated target)
• The fee structure and detailed application process

Source: GOV.UK — Consultation on a registration scheme for short-term lets in England

What to do now

Don't wait for the scheme to launch. Gather your compliance documents:

• Fire risk assessment (written, up to date)
• Gas Safety Certificate (CP12) — within 12 months
• EICR — within 5 years
• EPC rated E or above
• Public liability insurance
• Specialist holiday let insurance

When registration opens, you'll need these ready.

London: The 90-Day Rule

If your property is in London, there's an additional restriction. Under Section 25 of the Deregulation Act 2015, you can let your property for a maximum of 90 nights per calendar year without planning permission.

Exceeding 90 nights risks fines of up to £20,000 and an enforcement notice from your borough council. Most platforms now auto-block London listings at 90 nights.

To let beyond 90 nights, you need planning permission for a change of use — and most London boroughs refuse these applications.

Wales: Registration Scheme in Development

Wales is developing its own mandatory registration and licensing scheme under the Visitor Accommodation (Register) (Wales) Act 2023.

Key points:

• All visitor accommodation providers will need to register with their local authority
• A licensing scheme is being developed alongside the register
• Wales uses a 182-day rule for business rates qualification — your property must be available for at least 252 days and actually let for at least 182 days per year to qualify for business rates instead of council tax

The registration scheme is expected to launch in 2026. Monitor gov.wales for updates.

Beyond Licensing: Other Legal Requirements

A licence or registration doesn't cover everything. Regardless of which nation you're in, you also need:

Fire safety — The Short-Term Rental Safety Act 2024 requires interlinked smoke/heat alarms, fire risk assessments, emergency lighting, and fire doors on escape routes. Since April 2025, platforms require fire safety certification before listing.

Gas safety — Annual Gas Safety Certificate from a Gas Safe registered engineer if your property has gas appliances.

Insurance — Standard home insurance doesn't cover short-term letting. You need specialist holiday let insurance and public liability cover.

Tax — The Furnished Holiday Let (FHL) tax regime was abolished in April 2025. Short-term let income is now taxed as standard rental income. Speak to an accountant about the impact on your tax position.

For a complete overview of every regulation, see our short-term let regulations guide.

Sources

• Legislation.gov.uk — Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022
• mygov.scot — Short-term let licences
• gov.scot — Short-term lets regulation information
• GOV.UK — England registration scheme consultation
• Legislation.gov.uk — Deregulation Act 2015, Section 25
• Legislation.gov.uk — Visitor Accommodation (Register) (Wales) Act 2023
• Legislation.gov.uk — Short-Term Rental Safety Act 2024