Airbnb and holiday let rules in Brighton and Hove
Brighton and Hove has more short-term lets than almost any English city outside London, and the council is actively looking at licensing, zoning and a tourist tax. Here is what applies now and what is being discussed.
Checked against official sources on 28 Sept 2026. This is general information, not legal advice.
What's specific to Brighton and Hove
Second homes premium: double council tax
Brighton & Hove City Council decided in January 2024 to charge a 100% premium on furnished second homes from 1 April 2025. Long-term empty homes carry higher premiums, rising to 300% after 10 years. A holiday let that meets the 140/70 test is on business rates and not charged the premium.
Read the guideBrighton & Hove City Council: decision on second homes premium
The council wants a licensing scheme and zones
In June 2025 the council's cabinet considered its short-term lets task group's recommendations: a licensing scheme requiring evidence of health and safety standards, zones where new short-term lets would be restricted, stopping new-builds being used full-time as short lets, and lobbying government for powers. By March 2026 no licensing scheme had been introduced, and the council had registered interest in piloting the national register. A visitor accommodation study is under way for the City Plan 2041.
Read the guideBrighton & Hove City Council: short-term lets recommendations
No 90-night rule, but planning can still apply
The 90-night limit is a London rule and does not apply in Brighton. Whether letting a whole home short-term is a change of use needing planning permission is decided case by case, and the council can act where a let causes noise or nuisance. Keep house rules, a noise policy and neighbour contact details in your listing.
Fire safety: East Sussex Fire & Rescue Service
ESFRS has a dedicated short-term holiday lets page. It says the responsible person, normally the owner or managing agent, must carry out a suitable and sufficient fire risk assessment that identifies the risks and sets out a plan to fix them, and points to the national guide for small paying guest accommodation.
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
Keep your Brighton and Hove holiday let compliant, automatically
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