By the Unity Stays directors, Marcus Chong & Gadir Al-Khatib · Last updated 12 August 2026
In short: Short-let rules differ by nation: Scotland requires a licence for every short-term let, Greater London caps whole-property lets at 90 nights a year without planning permission, Wales sets availability and letting thresholds of 252 and 182 days for business rates, Northern Ireland requires Tourism NI certification, and England has no national licence yet, though registration is legislated.
Scotland: a licence is mandatory
Every short-term let in Scotland needs a licence from the local council. That has been the law since 2023 and it covers whole properties as well as rooms in your own home.
Some councils also operate short-term let control areas. In those, switching a whole property to short-term letting needs planning permission on top of the licence. Edinburgh's regime is among the strictest in the UK.
Applications take time and cost money, and letting without a licence is an offence. This is the first thing to establish on any Scottish property, not the last.
London: the 90-night rule
In Greater London a whole property can be let short-term for 90 nights in a calendar year. Beyond that you need planning permission for a change of use.
The platforms enforce it automatically — Airbnb caps London listings at 90 nights unless you can evidence permission. Stays of 90 nights or more to a single guest fall outside the rule, which is why the London strategy is usually a mix of short and medium stays rather than pure nightly letting.
It is not a reason to avoid London. It is a reason to plan the booking mix around it.
Wales: thresholds rather than licences
To be treated as self-catering accommodation for business rates rather than council tax, a Welsh property must be available to let for at least 252 days a year and actually let for at least 182 of them.
The 182-day figure is the one that catches people out — it is a letting target, not just an availability one. Several Welsh councils also apply council tax premiums on second homes and under-used property, which can be substantial. A statutory licensing scheme has been legislated for, so the position is still moving.
Northern Ireland: certification first
All tourist accommodation in Northern Ireland must be certified by Tourism NI before it can be advertised or let, and that includes self-catering short lets.
Certification involves an inspection against statutory standards covering safety, facilities and fire precautions. Advertising uncertified accommodation is an offence, and the platforms increasingly ask for the certificate number. This is a genuine gate rather than a formality.
England outside London
There is currently no national short-let licence in England, though a registration scheme has been legislated for and is expected to follow.
Some councils operate Article 4 directions removing permitted development rights, and a separate planning use class for short lets has been consulted on. The position varies council by council, which is why a general answer is not much use.
Regardless of licensing, gas safety, electrical safety, a fire risk assessment and correct insurance all apply. A standard landlord or residential policy usually will not cover short letting — that is worth checking before the first booking rather than after the first claim.
A plain summary of the position as we understand it, not legal advice, and rules in this area change frequently. We confirm the requirements for a specific address with the local authority before anything is listed.