Can I put an Airbnb in my garden?

Check with your local planning authorities to make sure that you're allowed to host short-term rentals in your area, as some locations have exceptions to the 90 night rule. We automatically limit entire home listings in Greater London to 90 nights a year, unless you have planning permission to host more frequently.

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City and regional regulations

Some cities in the United Kingdom have specific regulations. While this section does not provide a complete overview of all rules and regulations, it contains some known information that might be helpful to you.

London

Greater London has a planning restriction that affects short-term rentals. In most cases, it’s considered a “change of use” to use your residential premises as temporary sleeping accommodation. The Deregulation Act of 2015 introduced an exception that allows you to use residential premises for short-term rental for 90 or fewer nights in a calendar year. This is known as the “90 night rule”. Check with your local planning authorities to make sure that you’re allowed to host short-term rentals in your area, as some locations have exceptions to the 90 night rule. We automatically limit entire home listings in Greater London to 90 nights a year, unless you have planning permission to host more frequently.

Blackpool

In 2017, Blackpool Council released a Supplementary Planning Document that set out specific Holiday Accommodation Areas (HAAs) where restrictions on change of use apply. Further information can be found on the Blackpool Council website. Contact your local authority if you have any questions.

Scotland

Hosts with new listings in Scotland must now obtain a licence to use a property for short-term letting before accepting any bookings. Hosts with listings operating before 1 October will need to make an application for a licence to the relevant local authority by 1 April 2023 in order to continue operating. Provided you comply with the deadline, it is permissible to continue hosting until the local authority has determined the licence application.Hosts with new listings will need to wait for a licence before you can start hosting. Each local authority will have its own licensing policies, application form, and fees. Contact your local authority if you have any questions. Prior to applying for a license, you should also check if your listing requires planning permission or if the local authority has implemented a Short Term Let Control Area - which for most second home Hosts will mean you will need to obtain planning permission before obtaining a license. For more information on the new short-term letting rules in Scotland, go to the Scottish Government's website or Visit Scotland website.

Edinburgh

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City of Edinburgh Council has designated the whole of Edinburgh as a Short Term Let Control Area. This means Planning Permission is required to use second homes for short-term letting. Planning permission is not required to use a primary residence for short-term letting. Decisions on Planning Permission are taken by the Council in line with its Development Plan available on the Edinburgh Council website. Contact your local authority if you have any questions.

Glasgow

Glasgow City Council's City Development Plan provides supplementary planning guidance which addresses short-term accommodation and explains when you need a planning application. Contact your local authority if you have any questions.

Northern Ireland

The Tourism (Northern Ireland) Order 1992 prohibits anyone from providing or offering to provide tourist accommodation as a business without a valid certificate issued by Tourism NI for the premises in question. These regulations apply to all tourist accommodation categories. If your property falls into any of the regulated accommodation categories you need to apply for a certificate.

Isle of Man

To host on the Isle of Man, you are required to register with the Department for Enterprise before listing your space. Once you have registered, you will be authorised to host for up to 12 months. The registration year ends on 12 February. It is an offence not to register.

Guernsey

You need to obtain a permit from the Guernsey Government in order to provide paid visitor accommodation and must observe statutory and other restrictions.

Jersey

You need to register any property that is used as a hotel, guesthouse, self-catering unit, hostel or campsite as tourist accommodation. Learn more on the Jersey Government website.

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