What Landlords Need to Know About Airbnb Licensing

Renting out your property on Airbnb can be a profitable move — but before you welcome your first guest, it’s crucial to understand the legal landscape. From planning permissions to safety certifications, Airbnb license UK requirements are not always straightforward, and they can vary dramatically depending on your location.

At Eason Stays, we help landlords across the UK navigate the complexities of short-term letting, including licensing and compliance. In this guide, we’ll break down exactly what you need to know before listing your property on Airbnb — so you can stay legal, stay profitable, and stay worry-free.

Why Licensing Matters for Airbnb Hosts

Let’s start with the basics: operating an Airbnb in the UK often requires more than just uploading your listing and handing over the keys. Failing to meet your Airbnb license UK requirements could lead to:

• Fines from the local authority
• Cancellation of bookings
• Legal disputes or eviction notices
• Permanent bans on future short-term letting

Understanding your responsibilities upfront helps you avoid costly mistakes — and gives your guests a safe, fully compliant stay.

Do You Always Need a License to Host on Airbnb?

Not necessarily. There isn’t a single nationwide license that every Airbnb host must obtain. Instead, licensing and permissions depend on your local council, property type, and duration of letting.

Here’s a quick breakdown of when a license may be required:

Situation	License Needed?	Notes
Renting a room in your home	Often not required	May be considered a lodger, not a short-let
Letting your whole property occasionally	Sometimes	Depends on length of stay and frequency
Operating a short-let business year-round	Usually yes	Often requires planning permission and licensing

View government resources on short-term let regulations.

City-by-City Breakdown of Licensing Rules

London

• Under the Greater London 90-day rule, you can only rent out an entire home for up to 90 nights per year unless you have planning permission.
• If you exceed this cap without the right permissions, your listing could be automatically suspended on Airbnb.

Edinburgh

• Edinburgh introduced a Short-Term Let Licensing Scheme in 2022.
• Every host must apply for a license, pass safety checks, and adhere to planning rules.
• There are stricter conditions for properties in tenement buildings or conservation areas.

Glasgow, Manchester, Brighton, and Others

• Local councils are increasingly rolling out their own short-let regulations.
• Some require planning permission for any commercial Airbnb use.
• Others may introduce caps on number of nights or limit Airbnb in high-demand areas.

Before you list, always check with your local authority — rules can change fast.

Other Airbnb License UK Requirements Landlords Should Know

Beyond planning and licensing, there are other compliance areas to be aware of:

1. Gas and Electrical Safety

You must:

• Conduct an annual Gas Safety Check (with a Gas Safe registered engineer)
• Perform an EICR (Electrical Installation Condition Report) every 5 years

2. Fire Safety

• Install smoke alarms on every floor
• Provide a carbon monoxide alarm near fuel-burning appliances
• Maintain fire-safe furnishings and clear evacuation routes

3. Insurance

Standard landlord insurance may not cover short-term lets. You’ll likely need:

• Specialist holiday let insurance
• Public liability insurance in case of guest injury or damage

4. Data Protection (GDPR)

If you collect guest data (e.g., via booking forms), you must comply with GDPR — which includes secure storage and clear privacy policies.

5. Council Tax or Business Rates

If your property is available to let for 140 days or more per year, you may be charged business rates instead of council tax — which can affect your profits.

How Eason Stays Helps Landlords Stay Compliant

At Eason Stays, we work with landlords throughout the UK to make sure every property we manage is fully compliant with local Airbnb licensing laws.

Our onboarding process includes:

• Checking local licensing requirements and applying on your behalf if needed
• Coordinating safety inspections and certificates
• Advising on planning permission and usage caps
• Offering GDPR-compliant systems for guest communication and booking

By partnering with a trusted short-let management company, you can eliminate the guesswork — and stay focused on the return, not the red tape.

What Happens if You Don’t Get the Right License?

Here’s the hard truth: ignorance of the law doesn’t protect you from consequences.

Local councils are now working with platforms like Airbnb to enforce rules more strictly. Hosts without the right permissions are at risk of:

• Hefty fines (often in the thousands)
• Forced listing removals
• Loss of income
• Legal action or even criminal charges in severe cases

If you’re unsure whether your property needs a license, don’t leave it to chance.

Top Tips for Landlords New to Airbnb Licensing

1. Start with your council’s website. Search for “short-term let licensing” and your area name.
2. Talk to your neighbours. Some councils require you to notify surrounding properties.
3. Be proactive. Licensing applications can take weeks to process — apply early.
4. Keep documentation handy. Safety reports, insurance policies, and guest records may be requested at any time.
5. Use professionals. A reliable management company can handle this process from start to finish — legally and efficiently.

Ready to List Your Property Legally?

Navigating Airbnb license UK requirements can be complicated, but with the right support, it doesn’t have to be.

Get a Free Property Valuation and Licensing Consultation

Whether you’re just getting started or want to ensure your existing listing is fully compliant, our team at Eason Stays is here to help you do it the right way — so you can protect your investment and grow your rental income with confidence.