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Compiled: 23 October 2026 · Sources: official guidance only — mygov.scot, GOV.WALES, GOV.UK, tourismni.com, gov.ie · For: B&B, guesthouse and holiday-let owners in the UK and Ireland
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Four nations of the UK run four different systems for short-term lets, on four different clocks — and Ireland adds a fifth in December. If you take bookings in more than one, or near a border, the rules that apply to you are not the rules that apply an hour away.
This page puts the five systems side by side: what each one is, who it catches, the dates that matter, and what happens if you ignore it. Every row links to the official source we checked on 23 October 2026. It is guidance, not legal advice — councils and local rules can add requirements on top.
The five systems at a glance — status board, checked 23 October 2026
| Nation | System | Status on 23 Oct 2026 | Who must act | Hard date | If you don't |
|---|---|---|---|---|---|
| Scotland | Council licence | In force | Every host — licence before taking bookings | Already live; licence usually lasts 3 years | Criminal offence: fine up to £2,500, and a 1-year ban on applying |
| Wales | National register (Welsh Revenue Authority) | Open for registration now | Anyone taking bookings of 31 nights or less — hotels, B&Bs and guesthouses included | 31 March 2027 | Registration is a legal duty under the Visitor Accommodation (Register and Levy) etc. (Wales) Act 2025 |
| England | National register | Legislated, not yet in force | Scope still being finalised (see below) | Expected to begin March 2027 (GOV.UK) | Nothing to join yet — duties today are the existing safety rules |
| Northern Ireland | Certificate (Tourism NI) | In force since 1992 | All tourist accommodation — certificate before trading | Already live; certificate valid 4 years | Offence: fine up to £2,500, up to 6 months' imprisonment, or both |
| Ireland | National register (Fáilte Ireland) | Opens 1 December 2026 | All short-term let operators | Register by 31 December 2026 | Bill published 6 Oct 2026: fixed payment notices and summary offences for hosts; platforms face up to 2% of global turnover for serious breaches |
A Georgian townhouse guesthouse in Edinburgh. In the capital's planning control area, a licence may not be the only permission you need.
What it is: A licence from your council, under the Scottish short-term lets licensing scheme. You must hold it before you take bookings or receive guests — not after your first season.
Who it catches: Everyone letting accommodation to guests on a temporary basis, from a spare room to a whole portfolio.
Dates that matter: The scheme is in force now. A licence usually lasts 3 years.
If you ignore it: Operating without a licence is a criminal offence. The official guidance puts it plainly: a fine of up to £2,500, a ban on applying for a licence for one year, and no letting while banned.
One more layer: In Edinburgh's planning control area, you may need planning permission as well as the licence. The licence does not replace it.
Do this now: Check your licence status on mygov.scot before you take another booking.
Our full Scotland guide: directbook.uk/scotland-short-term-let-licence
Official sources for Scotland: the mygov.scot licence page above · Scottish Government guidance for hosts and operators · the scheme hub · the underlying law (Civic Government (Scotland) Act 1982, Part I) · planning control areas assessment
A cottage guesthouse in a Welsh coastal village. If its bookings run to 31 nights or fewer, it belongs on the new register.
What it is: A national register of visitor accommodation, run by the Welsh Revenue Authority (WRA). Registration itself is free, and you receive a unique registration number.