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Independent · UK · DatedUK Holiday Let Software Directory

An independent, dated record of the software UK short-term let and holiday let operators actually buy — and of what the law requires of them.

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UK short-term let regulation checker

Five questions about your property, and a checklist of the rules that apply to it — licensing, registration, night limits, fire safety and tax. Every line is a statement published on one of our regulation pages, linked back to it, with the date we last checked the source. Nothing here is generated: if a government page does not say it, this tool does not say it either.

Sources across the 10 regulation pages behind this tool were last checked 28 July 2026.

Five questions. The result appears below as you answer — there is no submit button, no sign-up and no email gate.

1. Which nation is the property in?
2. What do you let?
3. Whose home is it?
4. Is it in Greater London?

The 90-night rule covers the 32 London boroughs and the City of London.

5. Roughly how many nights a year is it let?

Nights actually let, across every channel and direct bookings — not nights available.

6. Roughly what is your gross income from self-employment and property?

Gross turnover before expenses, added across every property and self-employment, and your share only if a property is jointly owned. This is the number HMRC's Making Tax Digital thresholds use.

What applies to you

4 areas, each assembled only from statements published on our regulation pages. Follow any heading through to the full page and its primary sources.

This is a general guide assembled from published government sources, with the date each page was last checked shown against it. It is not legal or tax advice, it is not a compliance certificate, and it cannot tell you that you are compliant. Check your own position with your council, HMRC or a qualified adviser.

  1. 1 of 4NOT YET IN FORCE

    England's national registration scheme

    • Not yet in force. GOV.UK states only: “The UK government is introducing a mandatory national registration scheme for short-term lets in England. It is expected to begin in 2026.”
    • No implementing statutory instrument was found on legislation.gov.uk when this page was last checked, so no operator in England has a legal duty to register today.
    • The £5,000 penalty figure, the platform listing ban and the fire/gas/insurance evidence requirement are consultation proposals or unsourced claims, not law.
    • What to do now: keep your safety certificates current and your evidence together, so that registration is an afternoon rather than a scramble.

    Source: England's national short-term lets registration scheme · last checked 28 July 2026

  2. 2 of 4IN FORCE

    Fire safety

    • In force. The Regulatory Reform (Fire Safety) Order 2005 extends to England and Wales only, and applies if anyone pays to stay in your premises other than to live there permanently. The “responsible person” must carry out a fire risk assessment.
    • Which official guide applies depends on size. GOV.UK directs operators of accommodation with no more than 10 people or 2 floors to “Making your small paying guest accommodation safe from fire”, and larger or more complex properties to the national sleeping accommodation guidance.
    • The small-premises guide explicitly covers holiday caravans, camping and glamping pods, bothies, lodges, shepherds’ huts, tents, tree houses and yurts.
    • Since 1 October 2023, section 156 of the Building Safety Act 2022 requires the fire risk assessment and the fire safety arrangements to be recorded in full, in all circumstances. The recording duty no longer depends on how small the operation is.

    Source: Fire safety for holiday lets in England and Wales · last checked 28 July 2026

  3. 3 of 4IN FORCE

    Making Tax Digital for Income Tax

    • Which cohort you fall into depends on gross turnover, not profit, so work the number out before assuming you are outside the scheme.
    • Qualifying income is GROSS. GOV.UK defines it as “your total income from self-employment and property. This is the amount before expenses (also known as turnover).” Not profit, and not income after the mortgage, the cleaner or the platform fee.
    • Published thresholds: over £50,000 for 2024 to 2025 (from 6 April 2026, live now); over £30,000 for 2025 to 2026 (from 6 April 2027); over £20,000 for 2026 to 2027 (from 6 April 2028).
    • Where a property is jointly owned, GOV.UK states “Your share of the property income will count towards your qualifying income.”

    Source: Making Tax Digital for Income Tax: what holiday let owners must do, and when · last checked 28 July 2026

  4. 4 of 4IN FORCE

    Furnished Holiday Lettings abolition

    • In force, and complete. HMRC: the furnished holiday lettings rules “cease to apply in tax years commencing on or after 6 April 2025 for Income Tax and for Capital Gains Tax, and 1 April 2025 for Corporation Tax”.
    • GOV.UK: “From the 2025 to 2026 tax year onwards, all income from short-term holiday accommodation and self-catering properties is taxed under usual residential landlord rules.”
    • Finance and mortgage interest costs now attract relief at the basic rate of Income Tax of 20%, in the same way as other landlords, rather than being deducted in computing profits.
    • Capital allowances are no longer available on new expenditure on fixtures, furniture or furnishings; Replacement of Domestic Items Relief applies instead. Expenditure already in a pool by 5 April 2025 can continue to be relieved.
    • HMRC is explicit that “The repeal of FHL provisions does not mean that FHL businesses have ceased, it merely disapplies the relevant legislation.” There is no deemed cessation.

    Source: Furnished Holiday Lettings abolition: what changed for UK holiday lets · last checked 28 July 2026

Software categories relevant to the list above

Categories, not recommendations, and shown after the answer rather than instead of it.

Alert me when the rules change for England

One email when a rule on this page actually changes — a laid statutory instrument, a commencement date, a published outcome. Not a newsletter.

Double opt-in: you will get a confirmation email and are not added until you click it. We store your address and the nation you chose, nothing else, and you can unsubscribe from any email in one click. See our privacy notice.

About this tool

Will this tell me whether I am compliant?
No, and it never will. It shows which published rules apply to a property in your situation and what each government source actually says. Whether you meet them is a question of fact about your property that no website can answer.
Do I have to give an email address to see the result?
No. The full checklist appears as you answer, with no sign-up and no gate. There is an optional email sign-up afterwards, for an alert when a rule on the list actually changes.
Where do the statements come from?
Every line is drawn from one of our regulation pages, which quote gov.uk, gov.scot, gov.wales, legislation.gov.uk, HMRC and the relevant regulator directly and record the date we last checked each one. Nothing is generated or paraphrased beyond selecting which published statements apply.

Read the underlying pages in full in the regulation hub, or see how we check and date everything.