Airbnb & Holiday Let Guide for UK Landlords: What to Check Before You Start

Landlords

Posted in Aug 31 , 2026

Running an Airbnb or holiday let can give landlords more flexibility over how they use a property. But the nightly rate is only one part of the decision.

Before listing a property, check the planning position, tax rules, insurance, safety requirements, running costs and any restrictions attached to the property. The rules have also changed in recent years, so older holiday-let advice can now be misleading.

For landlords in London, there is another important consideration. Short-term holiday letting has specific planning rules, including the 90-night limit in Greater London.

Is Your Property Suitable for a Holiday Let?

The right property for a holiday let depends on its location, condition and likely demand.

Look at how close it is to transport links, places of interest, business districts and local amenities. The property also needs to work for short stays, which often means good furnishing, reliable Wi-Fi, practical kitchen facilities and a layout suitable for guests.

Before spending money on furniture or marketing, check whether your lease, mortgage or insurance allows short-term letting. A property might look suitable for Airbnb, but restrictions in the lease or finance agreement can prevent you from using it this way.

It is also worth comparing the property with nearby short-term and long-term rental options. A holiday let is not automatically more profitable. Your calculation needs to account for occupancy, running costs, maintenance and the time required to manage bookings.

What Rules Apply to Airbnb and Holiday Lets in 2026?

Planning and tax rules are two areas where landlords need current information.

In England, planning permission for a self-catering holiday home depends on how the property is used and the decision of the local planning authority. The government advises owners to contact their local council to confirm whether permission is required.

London has an additional restriction. A residential property in Greater London can generally be used as temporary sleeping accommodation for up to 90 nights in a calendar year without planning permission, subject to the relevant conditions. More than 90 nights requires planning permission.

England is also introducing a mandatory national registration scheme for short-term lets. The government states the scheme is expected to begin in 2026, but it is not yet in force.

Safety requirements also matter. Depending on the property and setup, landlords need to consider fire safety, gas and carbon monoxide safety, electrical safety, EPC requirements and suitable insurance. GOV.UK recommends dedicated holiday-let insurance, public liability cover and building and contents cover suitable for short-term letting.

For the latest requirements, check the official GOV.UK guidance for self-catering holiday homes in England before listing your property.

What Does a Holiday Let Really Cost?

A holiday let needs more than a booking price to make financial sense. Your costs might include:

Furniture and initial property preparation
Utilities and internet
Cleaning and linen
Repairs and maintenance
Insurance
Booking platform fees
Marketing and photography
Property management
Periods without guests
Council tax or business rates, depending on the property

Business rates have specific qualifying conditions in England. A self-catering property generally needs to be available for commercial letting for at least 140 nights and actually let for at least 70 nights in the previous 12 months, with further conditions applying for the following year.

Tax treatment has also changed. The Furnished Holiday Lettings tax regime was abolished from 6 April 2025 for Income Tax and Capital Gains Tax purposes. From the 2025 to 2026 tax year, income from short-term holiday accommodation is taxed under the usual residential property rules.

For current tax guidance, use the HMRC guidance on rental income and speak to a qualified tax adviser about your own circumstances.

What Does Running an Airbnb Actually Involve?

Landlords need to respond to enquiries, manage bookings, communicate with guests, organise cleaning, deal with check-ins and check-outs, monitor the property's condition and arrange repairs when problems arise.

Guest expectations also matter. A slow response to a maintenance issue or a property that is not prepared properly between stays can affect the guest experience and future bookings.

This workload becomes harder when you live away from the property or have several properties to manage. It is worth considering the time involved before deciding to manage everything yourself.

When Should a Landlord Consider Professional Management?

Professional property management becomes useful when the practical work starts taking too much time or when you do not live close enough to deal with issues yourself.

Cribs Estates works with landlords across South West London and Surrey and provides property management covering maintenance, repairs, inspections, compliance and tenant communication. The company also works with individual landlords and larger property portfolios.

For landlords considering short-term accommodation, this wider property experience can help with the ongoing care and management of the property.

Explore Cribs Estates' property management services for London landlords or read its guide to short-term lets in London for more information on shorter rental periods.

Airbnb or Traditional Letting?

A holiday let offers more flexibility and the opportunity to charge for individual stays. It also brings more guest turnover, cleaning, furnishing and day-to-day management.

A traditional tenancy usually involves fewer tenant changes and less frequent property preparation, but it also means committing the property to a longer rental arrangement.

Compare both options using your actual property costs, local demand, expected occupancy and the amount of time you want to spend managing the property.

Quick Checks Before You List Your Property

Before putting your property on Airbnb or another holiday-let platform:

Check planning, lease, mortgage and insurance restrictions.
Confirm the safety requirements that apply to your property.
Understand the current tax position.
Check whether council tax or business rates apply.
Calculate your full operating costs.
Decide whether you will manage bookings, guests and property issues yourself.

Frequently Asked Questions

Is Airbnb income taxable in the UK?

Yes. Income from short-term holiday accommodation falls under the usual property income rules following the abolition of the Furnished Holiday Lettings tax regime in 2025.

What is the 90-night Airbnb rule in London?

In Greater London, residential properties can generally be used for short-term letting for up to 90 nights in a calendar year without planning permission, subject to the applicable conditions. More than 90 nights requires planning permission.

Do holiday lets pay council tax or business rates?

It depends on whether the property meets the business-rates criteria. In England, qualifying self-catering holiday accommodation can fall under business rates rather than council tax.

Has the Furnished Holiday Let tax regime been abolished?

Yes. The FHL regime ended from April 2025. Short-term holiday accommodation now falls under the usual residential property tax rules

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Airbnb & Holiday Let Guide for UK Landlords: What to Check Before You Start

Running an Airbnb or holiday let can give landlords more flexibility over how they use a property. But the nightly rate is only one part of the decision.Before listing a property, check the planning position, tax rules, insurance, safety requirements, running costs and any restrictions attached to the property. The rules have also changed in recent years, so older holiday-let advice can now be misleading.For landlords in London, there is another important consideration. Short-term holiday letting has specific planning rules, including the 90-night limit in Greater London.Is Your Property Suitable for a Holiday Let?The right property for a holiday let depends on its location, condition and likely demand.Look at how close it is to transport links, places of interest, business districts and local amenities. The property also needs to work for short stays, which often means good furnishing, reliable Wi-Fi, practical kitchen facilities and a layout suitable for guests.Before spending money on furniture or marketing, check whether your lease, mortgage or insurance allows short-term letting. A property might look suitable for Airbnb, but restrictions in the lease or finance agreement can prevent you from using it this way.It is also worth comparing the property with nearby short-term and long-term rental options. A holiday let is not automatically more profitable. Your calculation needs to account for occupancy, running costs, maintenance and the time required to manage bookings.What Rules Apply to Airbnb and Holiday Lets in 2026?Planning and tax rules are two areas where landlords need current information.In England, planning permission for a self-catering holiday home depends on how the property is used and the decision of the local planning authority. The government advises owners to contact their local council to confirm whether permission is required.London has an additional restriction. A residential property in Greater London can generally be used as temporary sleeping accommodation for up to 90 nights in a calendar year without planning permission, subject to the relevant conditions. More than 90 nights requires planning permission.England is also introducing a mandatory national registration scheme for short-term lets. The government states the scheme is expected to begin in 2026, but it is not yet in force.Safety requirements also matter. Depending on the property and setup, landlords need to consider fire safety, gas and carbon monoxide safety, electrical safety, EPC requirements and suitable insurance. GOV.UK recommends dedicated holiday-let insurance, public liability cover and building and contents cover suitable for short-term letting.For the latest requirements, check the official GOV.UK guidance for self-catering holiday homes in England before listing your property.What Does a Holiday Let Really Cost?A holiday let needs more than a booking price to make financial sense. Your costs might include:Furniture and initial property preparationUtilities and internetCleaning and linenRepairs and maintenanceInsuranceBooking platform feesMarketing and photographyProperty managementPeriods without guestsCouncil tax or business rates, depending on the propertyBusiness rates have specific qualifying conditions in England. A self-catering property generally needs to be available for commercial letting for at least 140 nights and actually let for at least 70 nights in the previous 12 months, with further conditions applying for the following year.Tax treatment has also changed. The Furnished Holiday Lettings tax regime was abolished from 6 April 2025 for Income Tax and Capital Gains Tax purposes. From the 2025 to 2026 tax year, income from short-term holiday accommodation is taxed under the usual residential property rules.For current tax guidance, use the HMRC guidance on rental income and speak to a qualified tax adviser about your own circumstances.What Does Running an Airbnb Actually Involve?Landlords need to respond to enquiries, manage bookings, communicate with guests, organise cleaning, deal with check-ins and check-outs, monitor the property's condition and arrange repairs when problems arise.Guest expectations also matter. A slow response to a maintenance issue or a property that is not prepared properly between stays can affect the guest experience and future bookings.This workload becomes harder when you live away from the property or have several properties to manage. It is worth considering the time involved before deciding to manage everything yourself.When Should a Landlord Consider Professional Management?Professional property management becomes useful when the practical work starts taking too much time or when you do not live close enough to deal with issues yourself.Cribs Estates works with landlords across South West London and Surrey and provides property management covering maintenance, repairs, inspections, compliance and tenant communication. The company also works with individual landlords and larger property portfolios.For landlords considering short-term accommodation, this wider property experience can help with the ongoing care and management of the property.Explore Cribs Estates' property management services for London landlords or read its guide to short-term lets in London for more information on shorter rental periods.Airbnb or Traditional Letting?A holiday let offers more flexibility and the opportunity to charge for individual stays. It also brings more guest turnover, cleaning, furnishing and day-to-day management.A traditional tenancy usually involves fewer tenant changes and less frequent property preparation, but it also means committing the property to a longer rental arrangement.Compare both options using your actual property costs, local demand, expected occupancy and the amount of time you want to spend managing the property.Quick Checks Before You List Your PropertyBefore putting your property on Airbnb or another holiday-let platform:Check planning, lease, mortgage and insurance restrictions.Confirm the safety requirements that apply to your property.Understand the current tax position.Check whether council tax or business rates apply.Calculate your full operating costs.Decide whether you will manage bookings, guests and property issues yourself.Frequently Asked QuestionsIs Airbnb income taxable in the UK?Yes. Income from short-term holiday accommodation falls under the usual property income rules following the abolition of the Furnished Holiday Lettings tax regime in 2025.What is the 90-night Airbnb rule in London?In Greater London, residential properties can generally be used for short-term letting for up to 90 nights in a calendar year without planning permission, subject to the applicable conditions. More than 90 nights requires planning permission.Do holiday lets pay council tax or business rates?It depends on whether the property meets the business-rates criteria. In England, qualifying self-catering holiday accommodation can fall under business rates rather than council tax.Has the Furnished Holiday Let tax regime been abolished?Yes. The FHL regime ended from April 2025. Short-term holiday accommodation now falls under the usual residential property tax rules

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