Short-let licensing in the UK 2026: what landlords actually need
Short-let regulation in the UK has moved faster in the last three years than in the twenty before it. In 2026 you have Scotland's mandatory STL Licence, an English national short-let register being rolled out, London's 90-day rule, Wales's statutory registration and licensing, and Northern Ireland's Tourism NI certification — plus local Article 4 directions layered on top in a growing list of cities.
This guide summarises what each regime actually requires, what it costs, and how AV Property handles compliance for managed landlords across the UK.
Scotland — Short-Term Let Licence (mandatory since 2023)
Every short-term let in Scotland — Airbnb, Booking.com, self-catering, home-share, whole property — needs a Short-Term Let Licence from the local council. There is no exception for occasional lets.
Requirements typically include: proof of ownership or landlord consent, EPC, Gas Safety Certificate, Electrical Installation Condition Report (EICR every 5 years), PAT test, Legionella risk assessment, buildings and public liability insurance (minimum £2m recommended), floor plan, and evidence of planning permission where the local authority requires it.
Cost: varies by council. Edinburgh currently £480–£5,900+ depending on capacity. Highland £280–£1,200. Glasgow £355–£3,500. Term: typically 3 years.
Edinburgh has an additional Short-Term Let Control Area — new secondary lets require planning permission for change of use, on top of the licence. This is the strictest regime in the UK.
England — the national short-let register (rolling out 2026)
The Levelling Up and Regeneration Act 2023 created a statutory power for the government to introduce a national short-let register in England. Rollout is happening through 2026.
The register is designed to be light-touch: a mandatory online registration for every short-let property, providing address, host contact details, and confirmation of compliance with safety obligations (Gas Safety, EICR, smoke and CO alarms).
Fee: expected in the £30–£100 per property per year range. Enforcement: local authorities can require the register number to appear on all listings. Failing to register once the scheme is live will be an offence.
The register does not replace planning rules, HMO licensing, or the London 90-day cap — it sits on top of them.
London — the 90-day rule plus local Article 4 directions
Section 25 of the 1973 Act caps entire-home short lets at 90 nights per calendar year in Greater London without planning permission. This applies across all 32 boroughs plus the City of London. See our dedicated London 90-day rule guide.
Article 4 directions: several London boroughs (Westminster, Camden and others in consultation) have introduced or proposed directions requiring planning permission for any change from residential to short-let use, effectively closing the 90-day exemption in specific areas.
Practical position for London landlords: mix short and mid-term stays to keep entire-home short bookings under 90 nights, or apply for planning consent for temporary sleeping accommodation.
Wales — statutory registration and visitor levy
Wales introduced a statutory registration and licensing scheme for visitor accommodation under the Welsh Government's tourism programme. All short-let and self-catering properties must register with Rhentu Doeth / the Welsh registration scheme.
A visitor accommodation levy applies in participating local authority areas from 2026 onwards, charged per person per night, collected by the operator.
Council tax premium: second homes and long-term empty properties can be charged up to 300% council tax in Wales in 2026. Short-let properties available for at least 252 days per year and let for 182+ days typically qualify as self-catering business rateable properties instead.
Northern Ireland — Tourism NI certification
Northern Ireland requires all short-term tourism accommodation to be certified by Tourism NI under the Tourism (NI) Order 1992. The certificate is renewed every 4 years.
Requirements: fire safety, gas and electrical safety, guest information, insurance. Cost: from £120 depending on type and capacity.
Advertising a property as short-let tourism accommodation without Tourism NI certification is a criminal offence.
How AV Property handles licensing for managed landlords
For every property we manage, we hold the safety documentation on file, register with the relevant national or local scheme, apply for and maintain any required licence, and keep a compliance dashboard the landlord can access at any time.
For Guaranteed Rent (R2SA) landlords, the operator (AV Property) is responsible for licence and register compliance — this is one of the biggest advantages of R2SA for landlords who don't want to track a moving regulatory landscape themselves.
Frequently asked
Do I need a licence to Airbnb my flat in England in 2026?
You need to register your property under the English short-let register as it rolls out through 2026, and you must comply with safety obligations (Gas Safety, EICR, smoke and CO alarms). Additional planning consent or local licensing may apply in London and in Article 4 areas.
How much does a Scottish STL licence cost?
It varies by council and property capacity — typically £280 to £5,900+ for a 3-year licence. Edinburgh is at the top end and also requires planning permission in its Short-Term Let Control Area.
Will the English register apply to home-share (renting a spare room while I live in the property)?
Home-share is expected to fall within the register but with lighter obligations than whole-property short lets. Confirm the current position with your local authority — the rollout is phased through 2026.
What happens if I let my property short-term without the right licence or registration?
In Scotland it's a criminal offence with fines up to £2,500. In England, enforcement will follow the register rollout — councils can require the register number on listings and pursue non-compliance. In Northern Ireland, unlicensed tourism accommodation is a criminal offence. Platforms are also increasingly removing non-compliant listings.
Does AV Property handle all the licensing for landlords?
Yes — for fully-managed and Guaranteed Rent landlords we handle registration, licensing, safety certification and ongoing compliance in every UK market we operate in.
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