Holiday let rules on the Suffolk coast
Southwold, Aldeburgh and the rest of the East Suffolk coast have a large share of second homes and holiday lets. Here is what applies there now, including the Southwold principal residence rule.
Checked against official sources on 28 Sept 2026. This is general information, not legal advice.
What's specific to the Suffolk coast
Second homes premium: double council tax
East Suffolk Council charges a 100% premium on furnished second homes from 1 April 2025, collected by the Anglia Revenues Partnership. Homes actively marketed for let are excepted for up to 12 months, and homes with a holiday-only planning condition are excepted. A holiday let on business rates is not charged the premium.
Read the guideAnglia Revenues Partnership: East Suffolk second home premium
Southwold: principal residences only
The Southwold Neighbourhood Plan, made in February 2022 after 86.7% voted for it, restricts all new housing, including homes created by change of use, to occupation as a principal residence. Existing homes and holiday lets are not affected, but a new home in Southwold cannot become a holiday let. Aldeburgh has no equivalent policy.
Fire safety: Suffolk Fire and Rescue Service
Suffolk Fire and Rescue Service has a page for self-catering holiday lets. It says owners must carry out a fire risk assessment identifying who is at risk and the measures needed, and that properties with more than two storeys or more than 10 guests should use a competent professional.
Read the guideSuffolk Fire and Rescue: self-catering holiday lets
Beach huts, boats and the guest register
The guest register rules apply to anywhere people sleep for payment, including a boat or a cabin. Record every adult guest's name and nationality, with passport details for guests from outside the UK, Ireland and the Commonwealth, and keep the records for 12 months.
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 Suffolk coast holiday let compliant, automatically
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