Holiday home regulations UK: what managers must do in 2026

Running holiday homes in the UK is becoming more regulated—and 2026 is a key turning point. If you manage multiple short-term rentals, compliance is no longer “nice to have”: it’s operational. Registration schemes, local licensing, and planning limits are tightening, and the managers who win are the ones who standardise processes, centralise guest data, and can prove compliance quickly.

This guide breaks down what’s changing in 2026 and how to stay ahead—without drowning in admin.

Holiday home regulations UK in 2026: what’s changing?

The big shift is visibility. Authorities want clearer data on short-term lets: who is operating, where, and under what conditions. That means more registration, more local approvals, and more documentation—especially for professional managers.

Two developments matter most:

• Wales: a mandatory visitor accommodation register is expected to open in autumn 2026, with a legal obligation to register if you take bookings for overnight stays.
• Scotland: licensing is already in force and remains a cornerstone of compliance in 2026 (with requirements that can vary by local council).

Meanwhile, England continues moving toward a registration approach, and planning rules—especially in London—remain a major risk area for operators who scale too fast.

Nation-by-nation overview for managers

England: plan for registration + planning scrutiny

England has been working toward a national registration scheme for tourist accommodation, which signals the direction of travel: registration, data, and stronger local enforcement.

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New Regulations: UK Short-Term Rental Registration Scheme

What to do in 2026

• Keep a clean, auditable record of every property: address, ownership/management details, safety certificates, and occupancy basics.
• Prepare to produce information quickly if a national register or local reporting requirements go live.
• Watch planning changes and enforcement trends in high-pressure areas.

London: the 90-night rule still bites

If you rent out an entire home in London short-term, you’re generally limited to 90 nights per calendar year unless you have planning permission.

What to do in 2026

• Track nights per unit meticulously (especially across multiple channels).
• Build an internal “planning risk” flag for London listings that approach the threshold.

Scotland: licensing is non-negotiable

Scotland’s short-term let licensing framework is well established. In many cases, new operators must have a licence before accepting bookings, and conditions can be set locally.

What to do in 2026

• Maintain a licence tracker by property (status, renewal dates, conditions, council-specific requirements).
• Standardise your “evidence pack”: safety documentation, property details, and operational policies.
• Train your team on the council-by-council differences that affect your portfolio.

You may also be interested in: Scotland SSI: what the holiday let rule means for hosts

Wales: mandatory registration opens in autumn 2026

Wales is the clearest date-specific change for 2026: registration is expected to open in autumn 2026. For professional managers, the key is preparation: clean data, consistent property records, and a clear view of which units operate as visitor accommodation.

What to do in 2026

• Audit your portfolio early: which properties operate in Wales, and which switch between short stays and longer lets.
• Prepare consistent property and operator data so registration is fast when the system opens.
• Build a repeatable workflow for adding new properties to your “compliance dataset.”

More about: Visitor Levy UK: what’s confirmed now and what comes next

The compliance essentials: your 2026 checklist

Safety and property readiness (baseline)

Even when rules differ by nation or council, these are the basics managers get asked for again and again:

• Fire safety controls and clear emergency information for guests
• Gas/electrical safety documentation where applicable
• Documented maintenance process and incident logs

Guest data and traceability

Registration and enforcement trends point toward one reality: you need accurate, searchable guest and stay data. Not for bureaucracy’s sake, but to:

• demonstrate responsible operation,
• respond to council requests faster,
• reduce disputes and chargebacks with clear timelines and records.

Operational proof (the part most teams forget)

Create repeatable “proof points” per property:

• House rules acknowledgement
• Deposit/pre-authorisation policy acceptance (where used)
• Arrival instructions delivery and access audit trail
• A secure place to store booking and stay records for compliance and customer service

How Chekin helps you stay compliant without adding workload

When regulation tightens, the first thing that breaks is process consistency—especially across portfolios, staff shifts, and multiple booking channels.

Chekin helps holiday home managers standardise operations by moving core workflows into one digital flow:

• Online check-in to collect the right guest details every time (no chasing messages)
• ID verification to reduce fraud risk and improve guest accountability
• Digital house rules and agreements so acceptance is logged and easy to retrieve
• Automated guest communication (arrival instructions, reminders, upsells) that reduces repetitive admin
• Centralised records that make audits, owner reporting, and compliance responses far faster

In short: instead of building a compliance process property by property, you run a single operating system across your whole portfolio.

Conclusion

Holiday home regulations UK in 2026 are about one thing: control through clarity. Wales is preparing a mandatory register for autumn 2026, Scotland’s licensing regime remains central, and England and local authorities are moving toward stronger oversight—while London’s 90-night planning limit continues to be a practical constraint.

The managers who thrive won’t be the ones who “work harder.” They’ll be the ones who standardise: consistent guest data, consistent records, consistent check-in workflows. With Chekin, you can manage properties remotely, reduce admin, and be ready when registration, licensing, or council questions arrive.

Discover how Chekin can help you automate check-in, stay compliant, protect your property, and boost revenue—saving 87% of your time and earning more from every booking.

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FAQ: quick answers for busy managers

Do holiday homes need to register in Wales in 2026?

Registration is expected to open in autumn 2026, and you’ll need to register if you take overnight bookings in Wales.

Is licensing required for short-term lets in Scotland?

Licensing is in place, and many operators need a valid licence to legally trade; details depend on the local council.

What’s the key planning rule in London?

Without planning permission, entire-home short-term letting is generally limited to 90 nights per calendar year.