Owner guide · Updated 29 October 2026
Short letting in Bristol: the rules for owners.
There is no fixed night limit on short lets in Bristol. Instead, the council decides case by case whether a short let needs planning permission. A national register for England is expected from March 2027, and business rates, council tax, fire safety and tax rules all apply. Here is what to check.
Do you need planning permission?
Outside London, England has no fixed limit on how many nights a home can be let to short-stay guests. Instead, your local planning authority decides whether short letting your property needs planning permission, based on how it is used and its effect on neighbours and the area. In Bristol, that is Bristol City Council.
The government has proposed a new planning use class for short-term lets in England, known as C5, but it is not in force. If you are unsure whether your plans need permission, ask the council's planning team before you start.
The national register for short lets
A national registration scheme for short-term lets in England is expected to begin in March 2027, according to GOV.UK guidance updated on 2 October 2026. It is not in force yet, and the details of how to register have not been published. Registering will sit alongside planning rules, not replace them.
Business rates or council tax?
In England, a self-catering property is valued for business rates instead of council tax if all of these apply:
- You let it commercially for short periods of 28 nights or less.
- It was available to let for at least 140 nights in the last 12 months.
- It was actually let for at least 70 nights in the last 12 months.
- You plan to make it available for at least 140 nights in the next 12 months.
If it does not meet these tests, it pays council tax. Since 1 April 2025, Bristol City Council has charged a 100% premium, twice the normal charge, on second homes: properties that are substantially furnished but where nobody lives as their only or main home. Some exceptions apply, so check the council's guidance.
Safety rules
- Fire safety. The Regulatory Reform (Fire Safety) Order 2005 applies to paying guests. You must carry out a fire risk assessment. For accommodation with no more than 10 people or 2 floors, follow the government's guide to making small paying-guest accommodation safe from fire.
- Gas. Have every gas appliance and flue checked each year by a Gas Safe registered engineer, and follow HSE guidance on smoke and carbon monoxide alarms.
- Electrics. Follow HSE electrical safety guidance, and keep fixed wiring and appliances safe and checked.
- Energy Performance Certificate. Check whether your property needs one.
Insurance, mortgage and lease
GOV.UK advises holding dedicated holiday let insurance, public liability cover, and buildings and contents cover suitable for short-term letting. Check that your mortgage and, for a leasehold flat, your lease allow short lets before you take a booking. Our guide to mortgage and insurance consent explains what to ask.
Tax
The Furnished Holiday Lettings tax regime was abolished on 6 April 2025 for Income Tax. Short-let income is now taxed under the usual rules for residential landlords, which changes how mortgage interest and capital allowances are treated. Speak to an accountant about your own position.
Where EKLiving fits in
We manage Airbnbs across Bristol, with local cleaning, maintenance and guest support. On a free call, we will tell you honestly whether a short let will earn you more than a long let, and talk you through how these rules apply to your property. See Airbnb management in Bristol.
This guide is general information, not legal or tax advice. Rules change, so check GOV.UK and Bristol City Council for the current position.
Short letting in Bristol: questions
Do I need planning permission for an Airbnb in Bristol?
Not automatically. Bristol City Council, as the local planning authority, decides case by case whether short letting a property is a change of use that needs planning permission, looking at how intensively it is let and its effect on neighbours. If you are unsure, ask the council's planning team before you start.
Is there a 90-night limit on Airbnb in Bristol?
No. The 90-night limit applies only in Greater London. Outside London there is no fixed night limit, but planning rules can still apply depending on how the property is used.
Do I need to register my Airbnb in England?
Not yet. A national registration scheme for short-term lets in England is expected to begin in March 2027, according to GOV.UK guidance updated on 2 October 2026. The details of how to register have not been published.
Does Bristol charge a council tax premium on second homes?
Yes. Since 1 April 2025, Bristol City Council has charged a 100% premium, twice the normal council tax, on furnished properties where nobody lives as their only or main home. Some exceptions apply, and a holiday let that qualifies for business rates pays those instead.
When does a holiday let pay business rates in England?
When it is let commercially for short periods of 28 nights or less, was available for at least 140 nights and actually let for at least 70 nights in the last 12 months, and you plan to make it available for at least 140 nights in the next 12 months.
Next step
Thinking about a short let in Bristol?
A free, no-obligation call. We will tell you honestly whether short stays or a long let will earn you more, and how the rules apply.
Our long-let promise: if your first 12 months earn less than a typical long let, we pay you the difference, up to two months of our fees. Conditions apply.