If you're thinking about turning your property into a short-term rental or buying one specifically for that purpose, you might be asking: do you need planning permission for a holiday let?
With demand for staycations and weekend getaways continuing to rise, many UK homeowners and investors are exploring this income-generating opportunity. But before starting a holiday let business, it’s important to understand the legal and planning requirements.
What is holiday let planning permission?
Planning permission is approval from your local authority to change how a building or land is used. In the context of holiday lets, it usually refers to switching a property’s use from a regular home (a “dwelling”) to a commercial short-term rental business.
Whether or not you need permission depends on several factors, including the type of property, how often it’s let out, and where it’s located.
Do I need planning permission for a holiday let?
The answer? It depends.
If you're letting out your property occasionally and it remains your primary residence, you may not need planning permission. But if the property will be used as a full-time holiday let – or if it's in a hotspot with tighter regulations – then you could be required to get official approval.
Local councils are increasingly clamping down on unregulated short-term rentals, especially in cities and tourist-heavy areas – so always do your research before investing and double check with the council before launching.
Planning permission for different types of holiday let
- Entire property holiday lets: if your property will be available all year round and not used as your main home, you're more likely to need planning permission.
- Annexes or outbuildings: turning an outbuilding into a holiday let may require both planning permission and building regulations approval.
- Flats in leasehold buildings: your lease might restrict short-term lets even if the council doesn’t.
How to find out the current use and planning class of a property
Every property falls into a planning "use class". Most homes are classified as C3 (dwelling house), while commercial properties might be C1 (hotels/guesthouses). You can check the property’s current use class on the local authority’s planning portal or by requesting a Lawful Development Certificate.
Applying for planning permission
To apply, you’ll need to submit a planning application via the Planning Portal or directly through your local authority. Include floor plans, site details, and a clear explanation of your proposal.
Planning permission costs
Planning application fees vary by council, but for a change of use application, you’ll typically pay around £600 in England. You may also need to budget for architectural drawings or consultancy fees.
When can I expect a decision?
Once submitted, you can usually expect a decision within eight weeks, though complex applications can take longer. If refused, you have the right to appeal.
Thinking about your first holiday let?
If you're just starting out, check out our blog section, which contains a host of articles about investing in the UK. Understanding the planning side is only one piece of the puzzle – but it's a crucial one.
Ready to crunch the numbers?
Use Beyond’s free data tool to forecast potential earnings and assess profitability – once the planning permission has been approved, of course!
With Beyond’s free Market Trends Reports, you can explore seasonal insights, booking lead times, and pricing benchmarks in any UK market.
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Disclaimer: This article is for informational purposes only and does not constitute legal advice. Planning permission requirements can vary by local authority and may change over time. Always consult your local council or a qualified planning expert before making any property investment decisions.
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