Airbnb makes hosting seem easy, doesn’t it? It tries to tell us that you can just snap some good photos, list your property, and boom! Success!
And yes, there were more than 451,000 rentals in Great Britain by February 2024 (up 13% compared to 2019)*, and average earnings of £5,500 per year)**, so Airbnb is definitely still going strong.
But in reality, I know that navigating legal requirements for UK Airbnbs can be tricky. Hosts must comply with increasing national and local UK Airbnb regulations, which can vary by city.
From London’s 90-day rule to Scotland’s licensing system, managing tax declarations, and legal complexities—I know how quickly it can become overwhelming trying to figure out Airbnb UK requirements.
That’s why in this guide, I’ve broken down the key need-to-know regulations for Airbnb hosts in the UK, helping you stay compliant, avoid fines, and—above all—protect your property and income. Let’s take a look.
*Lighthouse Report, May 2024, and **Airbnb’s own statistics, reported in Landlord Today.
National vs regional: Need-to-know regulations
Some cities in the UK have specific Airbnb and short-term rentals laws, in addition to the national regulations I’ve covered below.
These rules usually supersede or work alongside Airbnb national rules, so it’s paramount to check local laws before you become an Airbnb UK host, to avoid legal issues. If you have rentals in different UK cities, they may each need to abide by different Airbnb regulations.
For example:
- London: Has a 90-day rule. See below.
- Blackpool: Hosts must get planning permission from Blackpool Council.
- Cities in Scotland: Extra rules on licensing. See below.
- Cities in Northern Ireland: Some extra rules on “self-catering accommodation”. See below.
- Isle of Man: Airbnbs must be registered with the Isle of Man Government.
- Guernsey: Airbnb hosts need a boarding permit from the Committee for Economic Development.
- Jersey: Islanders can rent out a property for leisure for up to 12 weeks per year without planning permission.
The 90-day rule
Did you know that the boroughs of Greater London (32 London boroughs plus the City) have a ‘90-day-rule’ for Airbnbs? This is designed to restrict rental activity among professional landlords, and reduce housing stock tension in certain areas.
If the property is rented in its entirety (e.g. the whole flat, not just one or two rooms in your house), you are only allowed to rent it out for 90 days maximum per year. This applies in all cases (for example, whether the nights are booked consecutively or not, whether you live next door or in the property sometimes, or whether you rent remotely, etc).
The Airbnb website automatically keeps count of nights booked via its platform for properties affected by this rule. It blocks the listing from accepting any new bookings once the 90-day limit per 12 months has been reached.
Technically, the 90-day rule applies to all short-term rentals in London, and you are not supposed to set up a listing for the exact same property on another website to circumvent the Airbnb block.
However, in practice, I know that some short-term rental management companies may advise hosts and property managers to do this, so they can continue renting their properties for longer than 90 days per year. This is done at the host’s own discretion, and is not advocated by Airbnb (or by me).
Do you need planning permission for an Airbnb in the UK?
You may need planning permission or council approval to operate an Airbnb in the UK (England, Wales, and Scotland), particularly if the property is not your main home, and you are planning to rent the entire property out regularly.
This is because you may need to change the property use from residential to short-term letting.
In contrast, if you are renting out a room in your own home occasionally, I’d say you’re very unlikely to need planning permission.
Do you need a licence or certificate for Airbnb UK in Scotland and Northern Ireland?
There are some licences, rules, and certificates specified for Airbnbs in separate laws for Scotland and Northern Ireland.
Scotland
- Most Airbnbs in Scotland require a licence, as they are considered “short-term lets”. There are some exceptions, including glamping pods, or a serviced apartment hotel.
- Most short-term lets also require a valid energy performance certificate (EPC) dated within the past 10 years. This must be carried out by a qualified energy assessor.
- Scotland also states that short-term lets must meet what is known as “The Repairing Standard” for houses and flats. This means that the property is wind and watertight, and all exterior and interior fittings and furniture are in a reasonable state of repair, and safe to use.
- Properties must also meet the “Tolerable Standard”, which means that it must be tolerable to live in. This includes (for example) no rising damp or structural issues, no problems with draining or sewage; good insulation, light and ventilation; safe electrics, indoor plumbing, and safe water.
Northern Ireland
- In Northern Ireland, most Airbnbs are considered to be “self-catering accommodation”, and as a result must have a self-catering certificate. This costs £40, is valid for four years, and is issued by Tourism Northern Ireland (Tourism NI).
- Some cities in Northern Ireland have extra rules for short-term rental hosts. For example, in Belfast, you are legally required to limit noise nuisances or concerns to neighbors (for example, implementing quiet hours overnight). You must also protect neighbors’ privacy (for example, not filming in communal areas that are shared by people other than your Airbnb guests).
What health and safety regulations are there for Airbnbs in the UK?
The main health and safety regulations to bear in mind for Airbnbs (and any short-term rentals) in the UK (unless stated otherwise for individual nations, e.g Scotland) are:
Electrical safety
You must have electrical safety certificates for any electrical appliances in your Airbnb, which prove that the appliances are in good and safe working order.
In England, this is a legal requirement per the Electrical Safety Standards in the Private Rented Sector (England) Regulations of 2020.
Electrical installations need to be inspected and tested by “a qualified and competent person” (a professional electrician) at least every five years. You must have an Electrical Installation Condition Report (EICR) completed by an electrician to rent out your property for short and long-term guests.
Gas safety
You must have a gas safety assessment carried out every 12 months, and a new Gas Safety Certificate (CP12) issued. This shows that all gas appliances in the property have been tested and are safe.
Fire risk assessment
You do not legally have to hire a professional to carry out a fire risk assessment for your Airbnb, but I recommend it, especially as written fire risk assessments are now a legal requirement for anywhere with paying guests.
Fire risk professionals can also recommend steps to take such as installing fire emergency escape lighting, ensuring fire exit routes, installing fire-safe doors (which provide up to 30 minutes of fire resistance), and hardwiring fire alarms.
You should also keep a fire blanket and/or fire extinguishers in high-risk rooms, such as the kitchen.
Airbnb-recommended safety
Airbnb itself also states that you should have the following in place in your rentals on the platform:
- Working and regularly tested smoke alarm (included in the fire risk assessment).
- Carbon monoxide alarm, and steps to follow on what to do if it sounds. Airbnb will send a free carbon monoxide alarm to all active hosts on request.
- First aid kit for guests to use (refilled as needed).
- Clear instructions on what to do and how to proceed safely if the fire alarm sounds.
- A list of emergency numbers and recommended tradespeople (e.g. 24 hour plumber).
- Hazard prevention (e.g. clear exits, and no trip hazards, exposed wires, or stairs without railings).
- Child safety measures for Airbnbs that allow children (and clear warnings on listings for Airbnbs that are not suitable).
- Locks that can be opened without a key from the inside.
- Clear occupancy limits to maintain safety and stick to the terms of your liability insurance.
- Good ventilation, clean water, and water appliances that are safe to use and free of Legionella.
You may also want to take extra precautions, such as installing a cigarette smoke alarm (distinct from a cooking smoke alarm or fire alarm), and an occupancy monitor, to ensure safe conditions.
Typically, you should provide documentation that proves all of the above certificates and valid checks in a place that guests can see and access, whether in a folder or booklet, or displayed somewhere clearly.
Airbnb UK leasehold and mortgage rules
Before you rent any property on Airbnb, you must check your lease rules and/or mortgage conditions to check that you have permission.
Mortgages
Some mortgage policies explicitly prohibit holders from renting their property out on Airbnb or other similar platforms. Others have no such clauses or restrictions, while others allow it if you inform the bank (and in some cases, pay an extra fee) beforehand.
Some enable you to easily change the terms of your mortgage to allow it, but others will require you to take out a new policy (e.g. a landlord policy).
So check the small print of your mortgage policy before you rent your property out. In some cases, your mortgage provider could even demand the property back if it finds that you have breached your mortgage terms.
Leases
The same is true for leases. Your lease (or freehold document) will outline the terms for Airbnb rentals, short-term lets, or similar, and state whether you are allowed to do this and stay within the terms of the lease or freehold.
This is often known as ‘subletting’ in traditional policy parlance.
What insurance do you need for Airbnb in the UK?
Legally, there is no requirement to have extra ‘Airbnb-specific’ insurance for your Airbnb in the UK, beyond the AirCover for Hosts policy that is automatically applied to each stay.
However, I still 100% recommend you check:
- The terms of your property insurance policy or policies, including any linked to your mortgage (for example, some mortgage lenders will only lend if you can show valid proof of buildings and/or content insurance on the property)
- The terms of your existing insurance on the property (buildings or contents).
If either prohibits the rental or ‘sub-letting’ of your property under the insurance policy terms, you will not be covered for any incident that happens while you are renting your property on Airbnb.
Your entire insurance policy and mortgage agreement could even be declared void if you are found to be renting your property out in breach of the policy contract, even if you claim for an incident that happened when you were at home and which was not related to Airbnb guests.
Public liability insurance
As a business providing accommodation for paying guests, you should have public liability insurance.
Your local council may have extra specifications on the level of cover needed, so it is best to check with them to be 100% certain of your location’s rules.
The limitations of AirCover
Even if your insurance policies do cover subletting, and you have the AirCover for Hosts policy for your rentals on Airbnb, you are still opening yourself up to considerable risk.
This is because AirCover coverage is limited. It can leave hosts open to potentially business-ruining repair costs. It does not cover intentional damage or damage caused by extreme weather and is limited in the amount of cover.
The best insurance for Airbnb
I believe the safest options by far if you are renting a property on Airbnb are:
- Buy separate insurance designed specifically for Airbnb hosts (from a dedicated company, such as Safely)
- Set up a separate system that will specifically cover you for any incidents that may be caused by Airbnb guests.
For example, Superhog’s system enables you to set up and collect damage waivers to cover small damages, a damage deposit for extra property security, and damage protection up to $5 million (£3.82 million) for verified bookings.
It offers up to $3 million (£2.29 million) in customizable coverage for damage and liability, this solution includes thorough background screening across multiple databases, damage waivers, and damage deposits. With a dedicated claims team, it is designed specifically for property managers and works seamlessly for Airbnb (as well as other OTAs, and direct bookings).
It also has features to help you go beyond Airbnb’s basic verification processes, including checking guests’ backgrounds, and ID verification via trusted databases and biometric screening.
What taxes apply for Airbnbs in the UK?
Taxes for Airbnbs in the UK are mainly determined by the following criteria:
- How much you make per year from your Airbnb rentals.
- Whether you rent out the entire property, or just a room in your main home.
The ‘Rent a Room Relief’ tax break enables people to rent out a room (or rooms) in their own main home, up to £7,500, per year.
You still need to record this income on your tax return to HMRC, but you can select the ‘I wish to claim Rent A Room Relief’ box, enter your income amount, and – as long as it is under the threshold, it will not count towards your income tax calculation.
However, if you rent out your entire home (or several properties) or/and you take home more than the allowed threshold, you must declare that income as separate property income, and you will be taxed on it as if you were operating a separate property or landlord business (even if you only rent through Airbnb).
You must report this income on your tax return in the specified UK property income section. If you claim the Rent a Room Relief scheme, then you cannot claim for other expenses incurred on the property.
Similarly, in most cities, you will need to pay the usual property taxes on any properties that you are renting on Airbnb. This includes Council Tax, which you must pay even if you would qualify for a reduction or exemption if the property was your main home.
In some places, you may not have to pay Council Tax if you also pay Business Tax on your Airbnb operations. It is best to check with your council to be 100% sure on exactly what taxes you must pay.
What other regulations are there, or will there be soon?
I recommend checking for other regulations and other rules, including:
- Smoking. This is now banned in all short-term let and holiday accommodation in Wales. Similarly, your building and lease terms may have extra regulations on smoking and drug use.
- Pet rules. Check your lease or building rules for the regulations on pets. Even if your Airbnb allows pets, it is a good idea to remind guests of the rules when it comes to pets in the building, and take steps to prevent nuisance or danger. Similarly, there are 5 banned breeds in the UK, including most recently the XL Bully. You must ensure that your rentals and guests comply with any and all laws surrounding dangerous dogs and banned breeds. It is a good idea to provide guests with some kennel contact details in the event they need to take their pet away from their Airbnb during their stay.
- Planning permission and registration. The UK is set to bring in extra regulations on Airbnb and short-term lets in future, particularly in tourist hotspots and places where living accommodation is at a premium. In February 2024, work began on a new national registration scheme, which is yet to be rolled out. Similarly, the 90-day rule may soon apply beyond London.
Legal requirements for Airbnb UK: The need-to-know
I hope that after reading this article, you now understand that Airbnb hosts in the UK must comply with both national and local regulations, which vary by region.
For example, London enforces a 90-day annual rental limit, while Blackpool requires planning permission, and Scotland and Northern Ireland have specific licensing and safety requirements.
As I’ve covered, hosts must also ensure their properties meet health and safety standards, including electrical, gas, and fire safety. It’s crucial to check mortgage, lease, and insurance policies, as some prohibit “short-term lets” and rentals. Airbnb’s own AirCover offers limited protection, so separate insurance or damage waiver systems are recommended.
Of course, I’m slightly biased, but I recommend one particular system: the Superhog Know Your Guest platform. It offers damage protection, a damage waiver and deposit collection system. Plus, it has customizable coverage for property managers, including thorough background checks and ID verification.
It’s Airbnb in the UK, made simple (and we all like things to be simple, am I right?).
Legal requirements for Airbnb UK: Frequently asked questions
