Airbnb host rules in England, with every safety check in hand.
Whether you let a whole place or a room, BeCert tracks gas, fire risk, insurance and nights let for each listing in England, and reminds you before anything is due.
- Free for 1 property
- Whole places and rooms
- Not affiliated with Airbnb
Example data
A listing is a let, even when it's busy
Guests every few days
A gas check or an insurance renewal is easy to miss between cleans, check-ins and messages.
London counts nights
In London a home can be let short-term for no more than 90 nights a year without planning permission.
A register is on the way
A national registration scheme for short-term lets in England is expected to begin in March 2027.
What an Airbnb in England has to keep on top of
Choose "Airbnb" when you add a property. BeCert shows the short-let checks and hides deposits, Right to Rent and the landlord database, which are for tenancies.
| Check | What the rules say | In BeCert |
|---|---|---|
| Gas safety check | A yearly check by a Gas Safe engineer. HSE says landlord duties cover rented holiday accommodation.Source: HSE | Tracked Yearly reminder |
| Fire risk assessment | Fire safety law applies where you have paying guests: carry out a fire risk assessment and review it regularly.Source: GOV.UK and the GOV.UK guide for small paying guest accommodation | Tracked Yearly review reminder |
| Electrical safety | Follow HSE guidance on electrical safety. BeCert tracks an electrical safety report (EICR) as your evidence.Source: GOV.UK | Tracked EICR expiry |
| Insurance | Have insurance suited to short-term letting, including public liability and buildings and contents cover.Source: GOV.UK | Tracked Renewal reminder |
| London 90-night limit | In London, a home can be let short-term for no more than 90 nights a year without planning permission.Source: Haringey Council | Tracked Warning as you near 90 |
| Business rates test | Rated for business rates if available to let for at least 140 nights and actually let for at least 70 nights in the last 12 months.Source: GOV.UK | Tracked Nights available and let |
| National short-let register | A registration scheme for short-term lets in England is expected to begin in March 2027.Source: GOV.UK | Tracked Reminder when it opens |
Airbnb is a trademark of Airbnb, Inc. BeCert is not affiliated with, endorsed by or connected to Airbnb.
Checked 8 October 2026. BeCert is not part of GOV.UK and isn't legal advice.
How BeCert helps Airbnb hosts
Airbnb is its own type
One tap when you add the property. Its checks change to suit short lets, and you can switch it to a long let later.
Certificates read for you
Upload the PDF and BeCert reads the dates. You check them and save, so nothing is typed twice.
A nights counter
Log nights let and available, and see where you stand on the 90-night limit and the business rates test.
Same price, whatever you let
Free for 1 property, then £7.99 a month for up to 5 or £12.99 a month for up to 15, with 2 months free when you pay yearly. Long lets, HMOs and holiday lets all count the same, so a mixed portfolio sits in one account.
Questions
Does BeCert connect to my Airbnb account?
No. You log nights yourself, so it works whichever sites you list on. BeCert is not affiliated with Airbnb.
I rent a room in my own home on Airbnb. What changes?
You may be able to use the Rent a Room scheme for furnished accommodation in your home, and GOV.UK says to check whether you need to tell HMRC if you only rent out part of your home now and then. See GOV.UK.
Is BeCert the short-let register?
No. You'll register through the government's own service when it opens. We remind you when it does.
Do you cover Wales or Scotland?
Not yet. We start with England.
Is this legal advice?
No. For anything specific to your listing, speak to your council, a solicitor or a fire safety professional.
Guides for you
90-night rule in London
How the London 90-night limit on short lets works, what counts as a night, and what changes with the planned national register.
Gas safety certificate
The yearly gas safety check: what it covers, when to renew, who gets a copy, and how it applies to lodgers, HMOs and holiday lets.
EPC rules for landlords
The minimum EPC E today, the move to EPC C by 1 October 2030, the £10,000 cap and the planned exemptions.
Every guest, every check
Add your first Airbnb free and see what needs doing today.