How to Get a Short-Term Rental Licence in the UK
The UK doesn't have a single national licence for short-term lets. Instead, the process depends on where your property is — Scotland already requires a licence, England is launching registration in 2026, and Wales is developing its own scheme.
Here's what you need to do in each nation, with realistic costs and timelines.
This is general guidance, not legal advice. Contact your council for property-specific requirements.
Scotland: Apply for a Licence (Live Now)
Status: Mandatory since 1 January 2025. Criminal offence to operate without one.
Process
- Identify your licence type — home sharing, home letting, or secondary letting (most holiday lets need secondary letting)
- Prepare documents — fire risk assessment, Gas Safety Certificate (if gas appliances), EICR, public liability insurance
- Check for control area requirements — Edinburgh, Highland, Argyll & Bute, and others require planning permission alongside the licence
- Apply through your local council — each council has its own application form and portal
- Pay the fee — typically £300–£800 for a 3-year licence (varies by council and property size)
- Property inspection — your council may inspect before granting the licence
- Receive licence — processing takes 4–8 weeks for smaller councils, 3–6 months in Edinburgh/Highland
Key legislation: Civic Government (Scotland) Act 1982 (Licensing Order) 2022
For a detailed Scotland walkthrough, see our Scotland short-term let licence guide.
England: Register When the Scheme Opens (Expected Spring 2026)
Status: Not yet live. National registration scheme expected Spring 2026.
What we know about the process
Based on the GOV.UK consultation:
- Register each property on the government-run national register
- Receive a registration number per property
- Display the number on all platform listings — Airbnb, Booking.com, Vrbo
- Confirm compliance with fire safety, gas safety, and insurance requirements
Expected cost: Not yet confirmed. The consultation proposed keeping fees low to encourage compliance.
Penalty for non-registration: Up to £5,000 civil penalty.
What to do now
- Gather your compliance documents (fire safety cert, gas safety, EICR, EPC, insurance)
- Monitor GOV.UK for the registration portal launch
- When it opens, register each property before the grace period ends
London: Additional requirement
London properties also face the 90-day rule — maximum 90 nights of short-term letting per calendar year without planning permission under the Deregulation Act 2015. Track your nights across all platforms. Our 90-Day Rule Calculator can help.
Wales: Register When the Scheme Opens (Expected 2026)
Status: Scheme in development under the Visitor Accommodation (Register) (Wales) Act 2023.
What we know
- All visitor accommodation providers must register with their local authority
- A licensing scheme is being developed alongside the register
- Properties must meet the 182-day letting threshold (available 252+ days, let 182+ days) to qualify for business rates
What to do now
- Ensure your compliance documents are in order
- Track your letting days for the 182-day threshold
- Monitor gov.wales for the registration portal launch
Cost Comparison
| Nation | Current Status | Approximate Cost | Timeline |
|---|---|---|---|
| Scotland | Live — mandatory licence | £300–£800 per property (3-year licence) | 4 weeks – 6 months processing |
| England | Coming Spring 2026 | TBC (expected to be lower than Scotland) | Register when portal opens |
| Wales | Coming 2026 | TBC | Register when portal opens |
Documents You'll Need Everywhere
Regardless of nation, have these ready:
| Document | Validity | Cost to Obtain |
|---|---|---|
| Fire risk assessment | Review annually | £150–£350 (professional assessment) |
| Gas Safety Certificate (CP12) | 12 months | £60–£90 per property |
| EICR | 5 years | £100–£300 per property |
| EPC | 10 years | £60–£120 per property |
| Public liability insurance | Annual | £50–£150/year |
| Specialist holiday let insurance | Annual | £200–£500/year (varies by property) |
Costs are approximate UK averages as of early 2026.
To see the full list of requirements for your specific property, try our free Registration Checker or Compliance Checklist Generator.
For complete regulatory context, see our short-term let regulations guide.
Sources
Stop Tracking Compliance in Spreadsheets
LetComply gives you per-property certificate alerts, council registration tracking, and inspection-ready evidence packs. Join the waitlist.
Related Guides
Scotland Short-Term Let Licence: Complete Application Guide
Step-by-step guide to applying for a Scotland short-term let licence — licence types, costs, required documents, and what to expect from your council.
Airbnb 90-Day Rule London: Borough-by-Borough Enforcement Guide
How London's 90-day short-term let rule works, which boroughs actively enforce it, the penalties for exceeding it, and what changes in 2026.
Holiday Let Software: What UK Hosts Actually Need in 2026
A criteria-based guide to choosing holiday let software in 2026 — compliance tracking, certificate alerts, and what matters for UK hosts with 2-20 properties.