Do you need a licence to run an Airbnb in the UK?

England: no licence, but a register is coming

You do not need a licence to run an Airbnb in England today. The government has said a national short-term let register will be fully operational by March 2027. Hosts are expected to register each property, pay a fee, show a registration number on listings and confirm safety rules are met. The fee and exact evidence have not been published yet.

In London you do not need a licence either, but you need planning permission to let a whole home for more than 90 nights a year.

Scotland: yes, a short-term let licence

Every short-term let in Scotland, including letting a room in your own home, needs a licence from the council before you take bookings. Licences come with mandatory safety conditions, and letting without one can mean a fine of up to £2,500 and a 1-year ban. Your licence number must appear in every listing.

Wales: registration now, licensing later

Every visitor accommodation provider in Wales must register each property with the Welsh Revenue Authority by 31 March 2027. Registration is free. A statutory licensing scheme with safety standards is expected from around 2029.

Northern Ireland: Tourism NI certification

All tourist accommodation, including self-catering and Airbnbs, must hold a Tourism NI certificate before it operates. Tourism NI inspects before certifying and then every 4 years. Operating without one can mean a fine of up to £2,500 and/or 6 months in prison.

What about an HMO licence or a TV licence?

HMO licensing is aimed at shared houses where people live as their main home, so it does not normally apply to holiday lets. If you let rooms in a shared house long-term as well, check with your council. If you provide a TV for guests to watch live TV, you need a TV licence for the property.

Related guides

• Scotland: short-term let licenceEvery short-term let in Scotland needs a council licence, with safety conditions and your licence number in every listing.
• Wales: registration, licensing and the visitor levyRegister every property with the Welsh Revenue Authority by 31 March 2027. Licensing follows from around 2029.
• Northern Ireland: Tourism NI certificationAll self-catering in Northern Ireland must be certified by Tourism NI before it operates, with an inspection every 4 years.
• The short-term let registerA national register for short-term lets in England, expected to be up and running by March 2027.

Official sources

• mygov.scot: short-term let licences
• GOV.UK: registration scheme for short-term lets
• gov.wales: visitor levy and registration for providers

This is general information, not legal or tax advice. Rules change, so check the official sources before you act.