Airbnb and holiday let rules in Bath and Bristol
Bath and Bristol are two councils with two sets of decisions, covered by one fire service. Here is what applies to Airbnbs and holiday lets in Bath, Bristol and the surrounding area now.
Checked against official sources on 28 Sept 2026. This is general information, not legal advice.
What's specific to Bath and Bristol
Second homes premium in both cities
Bath and North East Somerset Council and Bristol City Council both charge a 100% premium on furnished second homes from 1 April 2025. Each lists the standard exceptions, including homes being marketed for sale or let for up to 12 months and homes with planning restrictions on year-round occupation. A let on business rates is not affected.
Read the guideBath and North East Somerset Council: second homes
Bath: business rates and commercial waste
B&NES spells out the 140/70 test for holiday lets to stay on business rates, and reminds hosts that a let on business rates must have a commercial waste arrangement rather than using household bins, with penalties of up to £500. It concluded in 2018 that it cannot control short-term lets through planning policy without a change in national law.
Bristol: no local short-let rules yet
Bristol City Council has no Article 4 direction or short-term let policy in force. Its new Local Plan is at an advanced stage of examination with adoption expected in late 2026. For now the national rules apply: fire safety, the guest register, tax and the coming national register.
Fire safety: Avon Fire and Rescue Service
Avon Fire and Rescue Service's page for hotels, B&Bs and holiday lets says there must be at least one smoke alarm on every floor and a carbon monoxide alarm in any room with a solid fuel appliance, that doors onto corridors and staircases should be self-closing fire doors where the assessment calls for them, and that escape routes must be kept clear.
What applies across England
The national short-term let register
A national register for short-term lets in England is on the way. It isn't in force yet; the government said in September 2026 it will be fully operational by March 2027. Hosts are expected to register each property and show a registration number on their listings. Fees and the exact details haven't been published.
Business rates or council tax: the 140/70 rule
Your holiday let is assessed for business rates instead of council tax only if it was available to let for at least 140 nights in the last 12 months, was actually let for at least 70 of them, and will be available for 140 nights in the next 12 months. The Valuation Office Agency decides, not the council.
Read the guideGOV.UK: business rates for self-catering properties
Furnished holiday lettings tax rules have gone
The special furnished holiday lettings (FHL) tax regime ended in April 2025. Holiday let income is now taxed like other property income, so mortgage interest relief is restricted to the basic rate and FHL capital gains reliefs no longer apply. Speak to your accountant about what this means for you.
Fire safety applies to every holiday let
Paying guest accommodation falls under the Regulatory Reform (Fire Safety) Order 2005. Every host needs a written fire risk assessment, suitable alarms and clear escape routes, and must give guests fire safety information. Fire services can and do prosecute.
Read the guideGOV.UK: making small paying guest accommodation safe from fire
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