How Long Is a Short-Term Let in the UK?

There's no single UK-wide definition of "short-term let," and the threshold matters more than you'd think — it determines which regulations apply to your property, how you're taxed, and whether you need a licence.

This is general guidance, not legal advice.

The General Rule: Under 90 Consecutive Nights

Across the UK, a short-term let is broadly defined as letting a property to paying guests for fewer than 90 consecutive nights per stay. Beyond 90 consecutive nights, the arrangement is typically treated as a residential tenancy, and different rules apply (deposit protection, Section 21 notices, etc.).

The key word is consecutive. You can let a property for 200 nights per year — as long as no single guest stays for 90+ consecutive nights, it's still short-term letting.

Different Definitions by Context

The threshold varies depending on which regulation you're looking at:

Context	Definition	Source
England registration scheme	Property let for fewer than 90 consecutive nights, not used as guest's main residence	GOV.UK consultation
Scotland licensing	Accommodation provided for fewer than 31 consecutive days (not the guest's main residence)	Scotland Licensing Order 2022
London 90-day rule	Entire-home letting for up to 90 cumulative nights per calendar year (not per stay)	Deregulation Act 2015, Section 25
Wales business rates	Available for letting 252+ days per year, actually let 182+ days	Welsh Government guidance
Residential tenancy	90+ consecutive nights = likely an Assured Shorthold Tenancy	Housing Act 1988

Notice that Scotland uses a 31-day threshold, not 90 days. If a single guest stays for 31+ consecutive days in Scotland, that arrangement isn't classified as a short-term let under the licensing scheme.

Why the Classification Matters

Getting this wrong has practical consequences:

Tax treatment

Since the abolition of the Furnished Holiday Let (FHL) tax regime in April 2025, the tax distinction between short-term and long-term letting has narrowed. But classification still affects:

• Business rates vs council tax — particularly in Wales (182-day threshold) and Scotland
• VAT obligations — short-term holiday accommodation can be subject to VAT at 20% if your turnover exceeds £90,000
• Capital Gains Tax — the loss of FHL Business Asset Disposal Relief means CGT treatment is now the same as other rental properties

Regulatory obligations

Short-term lets trigger specific regulations that don't apply to long-term residential tenancies:

• Fire safety under the Fire Safety Order 2005 and Fire Safety Act 2021
• Scotland licensing (if under 31 consecutive days)
• England registration scheme (when live)
• London 90-day cumulative cap
• Platform compliance requirements

Insurance

Specialist holiday let insurance is designed for short-term letting. If you start taking longer stays (approaching or exceeding 90 consecutive nights), check with your insurer — your policy may not cover stays beyond a certain length.

Practical Thresholds to Track

Threshold	What It Triggers
31 consecutive nights (Scotland)	Below = short-term let licence needed. Above = different classification.
90 cumulative nights (London)	Cap on total short-term letting per calendar year without planning permission.
90 consecutive nights (UK-wide)	Below = short-term let. Above = likely residential tenancy.
182 actual let days (Wales)	Threshold for business rates qualification.
252 available days (Wales)	Must be available for this many days to qualify for business rates.

The Short Answer

In most of the UK, a short-term let means any letting under 90 consecutive nights. In Scotland, it's under 31 consecutive nights. London adds a 90-night annual cumulative cap.

If you're unsure which rules apply to your property, try our free Registration Checker. For the full regulatory picture, see our short-term let regulations guide.

Sources

• GOV.UK — England registration scheme consultation
• Legislation.gov.uk — Scotland Licensing Order 2022
• Legislation.gov.uk — Deregulation Act 2015, Section 25
• Legislation.gov.uk — Housing Act 1988