Holiday Let Rules & Regulations in England

Before investing in furnishings, establish whether the property can be used for short-term holiday accommodation.

Planning permission is not always required. Your local planning authority will decide whether planning permission is needed, taking account of the use and its effects. For a home in Kent, contact the council responsible for the property. Explain your plans clearly, including whether you intend to let the entire home, how frequently it will be occupied and whether any building work is proposed.

Planning is only one part of this check. You should also review:

• Your mortgage: confirm that your lender permits holiday letting.
• Your lease: if the property is leasehold, check for restrictions on short stays or commercial use.
• Title restrictions or covenants: ask your solicitor whether any conditions affect your plans.
• Existing permissions: check whether planning conditions limit occupancy or how the property can be used.

Holiday homes in England can fall under either council tax or business rates, depending on whether they meet the criteria for commercial self catering accommodation.

Under the current rules, a property qualifies for business rates assessment when all of the following apply:

• It is let commercially for short stays of 28 nights or fewer.
• It was available for commercial short term letting for at least 140 nights in the previous 12 months.
• It was actually commercially let for at least 70 nights in that period.
• You intend to make it available for commercial short term letting for at least 140 nights in the next 12 months.

If the property meets the above criteria, you need to apply to the Valuation Office. Simply advertising a home for holiday letting does not mean that you are eligable.

Small business rates relief may be available, depending on the rateable value of your property and your circumstances. This should also be checked carefully.

If your property remains within council tax, a second home premium may apply. Councils in England have been able to charge an additional premium of up to 100% since April 2025, subject to the relevant rules and exceptions. You will need to check with your local council to see if this applies.

Your plans for personal stays matter here, as time reserved for family or friends use affects the number of nights available for commercial bookings, so it is important to consider that alongside your income expectations.

You will need to tell your insurer that the property will accommodate paying holiday guests.

Discuss cover suitable for the building, contents and public liability, and ask about accidental damage, malicious damage and loss of letting income. Explain any features that could affect the policy, such as a wood burner, hot tub, outbuilding or periods when the home will be empty. Government guidance recommends insurance specifically suited to holiday letting. You can read more on the Gov.uk website.

It is equally important to understand who will be responsible for arranging checks, reporting and repairs. Guests should also receive clear booking terms and an accurate description of the property. Details such as steep stairs, shared spaces or an owner living on site can materially affect whether a home suits their stay.