Airbnb and short-term let rules in England
England has no national short-term let licence yet, but the rules are changing: a registration scheme, a new C5 planning use class and Article 4, and London's 90-night rule. What applies to hosts now.
England is the one UK nation where short-term letting does not yet need a national licence — but that does not mean it is unregulated, and the rules are changing. Right now the live constraints are mostly about planning, plus a national registration scheme on the way. This guide sets out where things actually stand for hosts in England in 2026.
No national licence — yet
Unlike Scotland, England has no blanket short-term let licence. You do not currently apply to a council for a licence simply to run an Airbnb. What you do have to navigate is planning, a forthcoming registration scheme, and the ordinary safety duties that apply to any let.
The registration scheme
The government has announced a mandatory registration scheme for short-term lets in England, intended to require every let to be registered and to give each property a registration number. As of 2026, the scheme has been announced but the operational detail — the portal, the fee, the data required and the go-live date — is still being finalised, and it is not yet fully in force. Treat “you must register now” claims with caution and confirm the current status before acting; but expect registration to become a requirement, so it is worth being ready.
Planning: the C5 use class and Article 4
The more immediate lever is planning. The government has been introducing a new use class (C5) for short-term lets, which would let local authorities use Article 4 directions to require planning permission to change an ordinary home into a short-term let in areas under pressure. Whether you need planning permission therefore increasingly depends on your specific council and location, and this is the area most likely to catch hosts out. Check your local planning authority’s position before you start letting, and again if you buy in a new area.
London’s 90-night rule
London has its own long-standing restriction: under the Deregulation Act 2015 you may let an entire home on a short-term basis for no more than 90 nights in a calendar year without planning permission for change of use. Letting beyond 90 nights without that permission is a breach. This rule is in force now and applies across Greater London, so London hosts need to track their nights carefully.
Licensing that can still apply
Even without a short-term let licence, other licensing can bite. If your property is let in a way that meets the definition of a house in multiple occupation, HMO licensing applies, and some councils operate selective or additional licensing schemes. Check whether any of these cover your property.
The safety duties still apply
None of this changes the safety obligations. Your fire risk assessment, gas safety, electrical and EPC position all apply in England regardless of the licensing and registration picture. Work through the full Airbnb compliance checklist to be sure.
How Complys helps
As registration and planning rules tighten, being able to show that a property is properly documented becomes more valuable, not less. Complys keeps each let’s safety records, and any registration or planning reference, in one place with expiry tracking. See Airbnb & short-term let compliance software, the UK-wide picture in our Airbnb licensing guide, and the other nations: Scotland and Wales.
Official guidance and sources
- GOV.UK — short-term lets registration scheme and planning use class.
- legislation.gov.uk — Deregulation Act 2015 (London 90-night rule).
As registration and planning rules tighten, Complys keeps each let's safety records and any registration or planning reference in one place with expiry tracking.