The new short-let register for England: what it means for your home

England is building a national register of short-term lets. The law behind it allows a ban on advertising homes that are not registered, so once the register starts, a missing registration number could leave your calendar empty.

There is nothing to do today. Here is what is known, what is still being decided, and what you can get ready now.

What is the short-let register?

The government is introducing a mandatory national registration scheme for short-term lets in England. Mandatory means every host the scheme covers must register.

The power to create the register comes from the Levelling Up and Regeneration Act 2023. The government chose one national scheme after a consultation in which 61% of people who replied supported it. It says the scheme will be light touch, low cost, simple to use and mostly online. It will not affect hotels, hostels or B&Bs.

The aim is to give councils reliable information about which homes are let to guests in their area, and to help councils check that hosts follow the safety rules that already exist.

When does the short-let register start?

GOV.UK still marks registration as not yet in force and says the scheme is expected to begin in 2026. On the date this page was last checked, GOV.UK had not published a start date, a fee, or the full list of what hosts must provide.

Which homes does the register cover?

The law describes a short-term rental property as a home, or part of one, that a host provides to a guest who does not live there as their main home, in return for payment, as part of a business.

The government has said it does not want to burden people who let their home only now and then. It is still considering a threshold below which you would not need to register.

What information may you need to give?

The details are not final. The government's 2023 consultation asked about:

• the address of each home and the owner's contact details
• a declaration that the home meets gas, fire and electrical safety rules
• a registration number shown on every advert and listing
• whether booking sites should refuse listings without a valid number
• a fee to cover the cost of running the scheme
• fines for letting without registering or for giving false information

Treat these as proposals until GOV.UK confirms the final rules.

What could happen if you don't register?

The law lets the government set civil penalties for hosts who break the scheme's rules. A civil penalty is a fine given without going to a criminal court. The same law also allows rules that stop anyone advertising a short-term let that is not registered. The consultation said the government had no plans for criminal penalties.

Once the register opens, check that your home is on it before you take new bookings, not after.

Which rules must you already follow?

The register does not create the safety rules. Most of them already apply to your home today. The government's guidance for self-catering lets covers:

• Fire safety. Homes for up to 10 people or 2 floors follow the government's guidance on small paying guest accommodation. Larger homes follow the national sleeping accommodation guidance.
• Gas and electrical safety. The Health and Safety Executive's rules for landlords apply, as do the rules on smoke and carbon monoxide alarms.
• Planning. Your council decides whether you need planning permission, based on how the home is used and its effect on neighbours. In London, a whole home can be let for up to 90 nights a year without planning permission, as long as someone providing the stay pays council tax on the home.
• Energy performance certificate (EPC). GOV.UK sets out when a let property needs one.
• Insurance. Insurers offer holiday let cover, public liability cover, and buildings and contents cover written for short stays. Our short-let insurance guide covers what each one does.

The money rules have changed too. The furnished holiday let tax regime ended on 6 April 2025, so short-let income is now taxed under the normal residential landlord rules. To pay business rates instead of council tax, your home must be available to let for 140 days or more and actually let for 70 days or more.

How do the rules work in your city?

Planning and council tax rules differ from council to council. See what applies where your home is:

• London's 90-night rule
• Airbnb rules in Brighton
• Airbnb rules in Bath
• Airbnb rules in Manchester
• Airbnb rules in York
• Airbnb rules in Bristol
• Airbnb rules in Liverpool
• Airbnb rules in Oxford
• Airbnb rules in Canterbury
• Airbnb rules in Chester
• Airbnb rules in Birmingham
• Airbnb rules in Newcastle
• Airbnb rules in Sheffield
• Airbnb rules in Reading
• Airbnb rules in Essex
• Airbnb rules in Slough

Is it the same as the landlord database?

Do not mix this up with the "Register your rental property" service under the Renters' Rights Act. That service is for landlords who let on assured or regulated tenancies, and it opens region by region from 15 December 2026. The short-let register is a separate scheme for homes let to guests. We explain the landlord changes in the Renters' Rights Act explained.

What does this mean for you?

• There is nothing to register yet, but the scheme is coming and the law behind it is already in place.
• Keep your gas safety certificate, electrical report, fire risk checks, EPC and insurance documents in one place now.
• Check with your council whether your home needs planning permission for short stays.
• If a manager runs your home, ask them to handle registration and add the number to every listing once the scheme opens.

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This is general information, not legal advice. It is our own interpretation of the rules as they stand on the date shown above, and the law can change. Speak to a qualified solicitor before you act on anything here.