Holiday let rules in England, checked before the next guest arrives.
Gas, electrics, fire risk, insurance, nights let and the business rates test for each holiday let or Airbnb in England, with a reminder before anything is due.
- Free for 1 property
- Long lets in the same account
- Phone, tablet and desktop
Example data
Hosting is busy enough without chasing paperwork
Guests change every week
Between bookings, cleans and messages, a gas check or an insurance renewal is easy to miss until a guest or a platform asks for it.
The rules are catching up with short lets
A national register for short lets in England is expected from March 2027, and business rates depend on how many nights you let.
Most landlord tools are built for tenancies
They ask about deposits and Right to Rent. Holiday lets need a different set of checks.
What a holiday let in England has to keep on top of
Choose "Holiday let" when you add a property and BeCert shows these checks instead of the tenancy ones. Deposits, Right to Rent and the landlord database are hidden because they don't apply.
| 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 |
| Electrical safety | Follow HSE guidance on electrical safety. BeCert tracks an electrical safety report (EICR) as your evidence.Source: GOV.UK | Tracked EICR expiry |
| Fire risk assessment | Fire safety law applies where you have paying guests: carry out a fire risk assessment and review it regularly. GOV.UK has a guide for small holiday lets.Source: GOV.UK and the GOV.UK guide for small paying guest accommodation | Tracked Yearly review reminder |
| Insurance | You should have holiday let insurance, public liability cover, and buildings and contents cover suited to short-term letting.Source: GOV.UK | Tracked Renewal reminder |
| Energy Performance Certificate | Check whether you need an EPC.Source: GOV.UK | Tracked EPC expiry |
| 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, for stays of 28 nights or less.Source: GOV.UK | Tracked Nights available and let |
| 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 |
| 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 |
Checked 8 October 2026. BeCert is not part of GOV.UK and isn't legal advice.
How BeCert helps hosts
A nights counter that means something
Log nights available and let, and see straight away whether you meet the business rates test or are close to London's 90-night limit.
Certificates on your phone
Photograph a gas certificate or insurance schedule on the day, and it's stored against the right property, ready to show a platform or an insurer.
Long lets and holiday lets together
Each property shows only the checks for how it's let. A badge on every property makes the type obvious at a glance.
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
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 and keep your certificates ready.
Will BeCert tell me whether I pay business rates?
It shows whether the nights you've logged meet the 140 and 70 night test so far. The Valuation Office Agency decides how a property is rated, so check with them if you're close.
Does it work for Airbnb, Vrbo and Booking.com?
Yes. BeCert doesn't connect to booking sites; you log nights yourself, so it works whichever platforms you use. If you host on Airbnb, see BeCert for Airbnb hosts.
Do you cover holiday lets in Wales or Scotland?
Not yet. Wales and Scotland have their own registration and licensing rules, so we start with England.
Is this legal advice?
No. BeCert helps you stay on top of your obligations. For anything specific to your property, speak to a solicitor, your council 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.
Ready for your next guest, and the register
Add your first holiday let free and see what needs doing today.