England short-term let register: announced, not yet open

The government's current guidance says England's mandatory national registration scheme for short-term lets is expected to begin in March 2027. It is not yet in force. The guidance was updated on 2 October 2026, an update reported by law firm Clyde & Co, and the culture minister has also pointed to March 2027 in remarks reported by The Negotiator. The two independent reports corroborate the timetable. Checked for this page on 13 October 2026.

Current status: not yet in force

Do not treat this announcement as proof that an application portal is open, that a final fee has been set or that every accommodation type will be included. Details such as fees, the registration process and enforcement powers are still to be confirmed. We will update this page when the scheme opens.

Which properties should follow the guidance?

The government's current self-catering guidance is for cottages, apartments, lodges and similar properties offered to paying guests for leisure or holidays in England.

The separate February 2024 scheme statement said the planned register and associated planning changes would not affect hotels, hostels or B&Bs. That is an earlier policy statement, not a substitute for checking the final scheme rules. A business marketed as a B&B should confirm its accommodation classification rather than assuming that every rule for a self-catering holiday home applies.

Existing duties do not wait for the register

Your local planning authority decides whether the property's use requires planning permission. Ask your council about your actual use and local restrictions. The expected register is not planning approval.

The government's current guidance also covers fire safety, gas and carbon monoxide safety, electrical safety, business rates, tax, media licensing and checking whether an EPC is required. It recommends holiday-let insurance and suitable public liability, building and contents cover. Use the linked guidance for your property's size and circumstances.

England vs the rest of the UK

See our guides: Scotland short-term let licence and Wales holiday let registration. Wales is already live: its register opened on 1 October 2026 with a 31 March 2027 deadline.

The London 90-night rule is separate

London City Hall says residential short-term letting without planning permission must total no more than 90 nights in a calendar year, and at least one person providing the accommodation must be liable for Council Tax at the property. Do not treat 90 nights as an unconditional allowance or as a national England rule.

Example: a London residential property has been used for 70 qualifying short-let nights this calendar year. A further 25 nights would bring the total to 95. If you do not have the necessary planning permission, you cannot rely on the 90-night exception for that plan. Count qualifying nights across channels, not separately for Airbnb, Booking.com and direct bookings, and confirm your position with the council.

A practical preparation checklist

1. Check the official national guidance and your council's planning advice. Some councils have Article 4 directions or local planning rules affecting short lets, especially in tourist hotspots and cities.
2. Gather accurate property and operator details, permissions, insurance and the safety records that already apply. This is preparation, not a claim about the final register's application requirements.
3. Check your lease or mortgage. Many leases and mortgage terms restrict or prohibit short-term letting. Get written consent if needed.
4. Leave space on your website for a real registration number once one has been issued and any display requirements are known. Do not invent a number or imply that a website field makes a property registered or legally compliant.

Be ready on your website

When the register opens, guests and platforms will expect to see your registration number. Every website we build includes a visible licence or registration number field, so the day the scheme launches, your number can go live on your site with a one-line update. Building the slot in now means no redesign later.

Last checked: 13 October 2026. Applies to England. General guidance only, not legal advice. Check the final legislation and official application instructions when the scheme begins. Sources: Current England guidance (updated 2 Oct 2026) · Scheme policy statement (Feb 2024) · London City Hall: 90-night guidance.