Airbnb registration and licence rules in the UK (2026)
Do you need a licence or registration number for your Airbnb? The rules in Scotland, Wales, Northern Ireland, England and London, with fees and deadlines.
It depends on where the property is. Scotland needs a short-term let licence. Wales opens a national register on 1 October 2026. Northern Ireland needs a Tourism NI certificate. England has no register yet, and in London you can let a home for up to 90 nights a year without planning permission. Where you get a number, put it in every listing.
Here is what each nation asks for, what it costs and what to write in your listing.
Do you need a licence or a registration number?
| Where | What you need | Deadline or status |
|---|---|---|
| Scotland | Short-term let licence from your council | Before you take bookings |
| Wales | Free registration with the Welsh Revenue Authority | Opens 1 October 2026, register by 31 March 2027 |
| Northern Ireland | Tourism NI certificate after an inspection | Before you offer the property |
| England | Nothing yet: a national register is planned | Not in force (gov.uk, May 2026) |
Scotland: the short-term let licence
You must get a licence before you take bookings or receive guests (mygov.scot). You apply on your council's website; each council sets its own fee. A licence usually lasts three years.
To get one, the property needs:
- a Gas Safety Certificate from the last 12 months and an Electrical Installation Condition Report;
- a fire risk assessment, plus heat, smoke and carbon monoxide alarms;
- buildings and public liability insurance;
- an EPC, if you let a whole house or flat.
Your licence number goes in every listing or advert, online or in print, together with the maximum number of guests and the EPC rating (Scottish Government guidance). Letting without a licence is a criminal offence: a fine of up to £2,500 and a one-year ban from applying.
Wales: the visitor accommodation register
From 1 October 2026, anyone who takes bookings of 31 nights or less in Wales must register with the Welsh Revenue Authority (GOV.WALES). That includes a spare room and your own home let once a year for a local event.
- Sign in with GOV.UK One Login.
- Add your contact details, the premises, the types of accommodation, when you take bookings, the number of bookable units and the maximum number of guests.
- Get your unique registration number.
Registration is free. Do it by 31 March 2027, even if your council does not introduce the visitor levy. Update your details within 30 days of any change. If you miss the deadline, the first penalty is £100 per premises, rising to £1,400.
Northern Ireland: the Tourism NI certificate
It is illegal to offer tourist accommodation in Northern Ireland without a certificate from Tourism NI (Tourism NI). An officer inspects the property; the certificate lasts four years. The fee is £40 per unit, at least £40 and at most £350.
England and London
England has no registration scheme yet. The government says a mandatory national register is expected to begin in 2026, but it is not in force (GOV.UK). Until it starts, there is no number to add.
In London, you can let a whole home for up to 90 nights per calendar year without planning permission, as long as the host pays council tax on the property (Deregulation Act 2015). Beyond that, you need planning permission from your borough.
Ready-to-copy lines
- Listing in Scotland: "Licence number: [your licence number] · EPC rating: [rating] · Up to [number] guests."
- Listing in Wales: "Registered visitor accommodation: [your registration number]."
- Welcome book: "This property is licensed by [your council], licence number [your licence number]."
Copy the number from your licence or confirmation instead of retyping it: one wrong character, and the listing no longer matches your property.
The number in a digital welcome book
If your welcome book is on your guests' phones, the number fits in one line of the welcome text. With GuestQR, you paste your Airbnb or Booking link, finish the guide and print a QR poster for the wall inside the property: guests scan it and find the Wi-Fi, check-in, house rules and your licence number, with the text in their language, one of 8.
