What Landlords Need to Know About Airbnb Licensing

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Understanding UK rules for short-term lets in 2025

Thinking of letting your property on Airbnb? You’re not alone—thousands of UK landlords are making the switch to short-term lets for higher returns and better flexibility. But before you jump in, there’s one essential area you need to get right: Airbnb license UK requirements.

Whether you're in London, Edinburgh, or a smaller city, knowing what licenses (if any) you need is crucial to staying compliant and avoiding costly fines.

At Eason Stays, we manage Airbnb properties for landlords across the UK. We keep up to date with all local rules and regulations to ensure our clients are fully compliant while maximising their returns.

In this guide, we’ll explain everything landlords need to know about Airbnb licensing in the UK—from national requirements to local council restrictions.

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Why Licensing Matters for Short-Term Lets

Short-term lets operate differently from traditional rentals. Because of their unique nature, many local authorities have introduced rules to regulate them—especially in cities experiencing tourism growth or housing pressure.

If you don't have the right permissions, your listing could be taken down, or worse, you could face enforcement action from the council.

Understanding the Airbnb license UK requirements upfront protects your income and ensures your investment runs smoothly.

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Is a License Always Required to List on Airbnb in the UK?

No, not always—but in some areas, yes.

The UK doesn't have a nationwide Airbnb license system. Instead, licensing varies depending on where your property is located. Some local councils require planning permission or specific licenses for short-term lets; others do not.

Let’s break it down region by region.

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London: The 90-Day Rule

In London, short-term lets are governed by Section 25 of the Greater London Council (General Powers) Act 1973.

Key Points:

• You can only let your property on Airbnb for up to 90 nights per calendar year without planning permission.
• If you exceed this limit, you must apply for a change of use to short-term accommodation.
• This rule applies to entire properties, not private rooms.

💡 Note: Airbnb has a system in place to automatically block bookings beyond the 90-day limit—but only on their platform. Other channels (like Booking.com) don’t.

Our London Airbnb compliance guide.

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Edinburgh: Mandatory Licensing

Since October 2022, all short-term let properties in Scotland must apply for a licence under the Short-Term Let Licensing Scheme.

You’ll need to:

• Apply through your local council
• Provide documents (insurance, safety certificates, EPC)
• Pay a one-time fee
• Renew every 1–3 years, depending on your location

This applies whether you rent out a room or the whole property.

💡 Pro tip: At Eason Stays, we guide landlords through the entire licensing process, ensuring no application mistakes or delays.

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Other UK Cities: Mixed Rules

Across the rest of England, Wales, and Northern Ireland, licensing is patchy but growing. Some cities and councils have introduced planning zones or selective licensing schemes.

Examples:

• Oxford: Requires planning permission for short-term lets.
• Bath: Actively monitoring short lets and may require a change of use.
• Camden (London): More stringent enforcement of the 90-day rule.
• Cornwall & Devon: Growing push for regulation due to housing pressures.

Before launching your Airbnb, always check with your local council or consult a property expert.

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Common Licensing & Compliance Requirements

Even if your council doesn’t require a license, most areas will still expect your property to meet certain standards.

Key requirements include:

• Fire risk assessment
• Smoke and CO alarms (interlinked in Scotland)
• Gas safety certificate (if applicable)
• Electrical safety report (EICR)
• PAT testing for appliances
• Energy Performance Certificate (EPC)
• Adequate building & contents insurance

Staying compliant protects your guests—and your investment.

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What Happens If You Ignore Licensing Rules?

It’s a risk not worth taking. Penalties may include:

• Removal of your listing
• Fines of up to £20,000+
• Legal enforcement or court action
• Being banned from future letting in the area

AtEason Stays, we’ve seen firsthand how fast councils are tightening short-let regulations. That’s why we build compliance checks into every property we manage.

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How to Stay Compliant (Without the Stress)

Here’s our 5-step process for ensuring your property is fully licensed and safe to operate:

1. Location check: We assess whether your postcode requires a license.
2. Regulation review: We liaise with local councils or planning teams.
3. Safety documentation: We ensure you have up-to-date certificates.
4. License application: We help you complete and submit the right forms.
5. Ongoing compliance: We track renewal dates, upgrades, and updates.

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Do You Need Planning Permission?

In some cases, yes. Even if your council doesn’t require a license, you may still need a change of use application if:

• You rent out the property for more than 90 days (in areas like London)
• You’re operating in a residential building with lease restrictions
• Neighbours have submitted complaints

💡 Always check leasehold agreements and freeholder rules before listing.

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Looking to Get Started Safely?

We can help. At Eason Stays, we offer a free compliance review and income estimate for landlords interested in short-term letting.

Get your free Airbnb property compliance check and income estimate today.

We’ll check your postcode, guide you through any license applications, and show you how to earn more, without the legal headaches.

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Final Thoughts

Airbnb licensing in the UK can feel like a minefield—but it doesn’t have to be. With the right guidance and management, landlords can stay compliant while maximising returns.

From 90-day limits in London to full licensing schemes in Scotland, staying ahead of local regulations is essential. That’s why at Eason Stays, we handle it all—so you don’t have to worry about red tape or missed requirements.

Want to earn more from your property while staying fully compliant? Let’s talk.

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