Owner guide 8 of 8
Do you need planning permission for a short let?
It's one of the first questions owners ask. The short answer: for most homes in England, letting to guests doesn't need planning permission. London has a 90-night rule, and parts of Wales need permission. Here's how it works, in plain words.
The short answer
- England outside London: no planning permission is usually needed to let a house or flat to guests
- London: up to 90 nights a calendar year without permission
- Wales: allowed without permission, unless your council has made a local rule (an Article 4 direction)
- Separately, check the lease, the deeds, and any conditions on the home's own planning permission
Why most homes in England are fine
In England, a home is a home in planning law whether it's lived in by you, a tenant or a guest. Planning permission is only needed for a "material change of use": a real change in how the place is used, such as turning a house into a hotel.
Letting a house or flat to one family, couple or contractor team at a time, who use it just as a household would, is usually still a home. There's no national limit on nights outside London.
The courts have said it comes down to the facts of each case. A council might look harder at a home with constant turnover, large groups or parties, or a building where most flats are short lets. Well-run lets with vetted guests, house rules and quiet hours rarely cause that kind of concern.
London's 90-night rule
In the London boroughs, a home can be let to guests for up to 90 nights in a calendar year without planning permission. The nights add up across all bookings and booking sites. Beyond 90, you need permission from the borough. The limit doesn't apply to homes let to the same guests for 90 nights or more in one go.
This rule is London only. Nowhere else in England has a night limit.
What might change in England
England: where things stand (1 November 2026)
- Short-let use class
- In 2024 the government said it would create a separate planning class for short lets. Nothing has become law yet, and the consultation result hasn't been published.
- Registration
- A national register of short lets is being built. It is due to open by March 2027. It's a register, not a planning permission.
- What it means today
- The rules above still apply. We follow the changes and will tell our owners what, if anything, they need to do.
If your home is in Wales
Wales made its own planning rules in October 2022. Homes now sit in three classes: a main home (C3), a second home (C5), and a short-term holiday let (C6), meaning commercial lets of up to 31 days a stay.
You can switch a home between these classes without planning permission, unless the council has made an Article 4 direction: a local rule that takes that freedom away in its area. Eryri National Park (Snowdonia) has one, in force since 1 June 2025, so a new short let there needs permission. Other councils have looked at the same step, so we check the position for your address.
Wales also has its own register of visitor accommodation and a visitor levy on the way, which councils can choose to charge. We keep track of these for homes we manage.
Other permissions to check
Planning is only part of the picture. These matter just as much, and they're quick to check.
What to look at
- Your lease (flats)
- Many leases say the flat must be a private home, or ban short lets. Check the wording, or ask the freeholder.
- Your deeds (houses)
- Some houses, often on newer estates, have covenants: promises in the deeds about how the home is used.
- The home's own permission
- Some homes were built with conditions, such as holiday use only or local occupancy. These can allow or limit a short let.
- Mortgage and insurance
- Both must allow short lets. We cover this in its own guide.
If you want it in writing
For complete peace of mind, you can apply to the council for a lawful development certificate: a document confirming the way you plan to use the home doesn't need planning permission. Most owners don't need one, but it can help if you're buying a home to let, or if a neighbour raises questions.
The honest downsides
- In London, the 90-night rule caps how much of the year a home can take short stays
- In parts of Wales, a new short let can need planning permission
- A poorly run let, with parties or noise, can bring complaints and a council's attention
- The rules in England may change once the government decides on a short-let class
These are why management matters. We vet every guest, set house rules and quiet hours, use noise monitors, and are on call from early till late, so your home is a good neighbour as well as a good earner.
How we help
- We check the planning position for your address before you decide
- We flag anything in your lease, deeds or conditions that needs a closer look
- We keep you up to date as the rules in England and Wales change
- We run your home so it stays welcome in its street
Like a letting agent, but for short lets
HOMEHOSTS isn't guaranteed rent or rent-to-rent. We manage your home for you, and our fee is a share of what it earns.
The bottom line
For most homes in England and Wales, there's nothing to stop you letting to guests, and a well-run short let keeps you in control of your home and your dates. The rules are simple to check, and we check them for you.
Ask for a free valuation: we'll check the rules for your address and show you what your home could earn as a short let, set against a standard rental.
Find out what your property could earn
Send us the postcode and a few details. We’ll call you with figures we can stand behind, and no pressure either way.