Short-Let Regulations Nottinghamshire — 2025 Guide
Last updated: June 2025
The regulatory picture for short-let landlords in Nottinghamshire is meaningfully different from what many assume — particularly on the question of the 90-day rule, which does not apply here.
England has no mandatory national licensing scheme for short-term lets as of 2025, though a registration framework is being developed. Nottingham City Council operates selective licensing that covers a significant portion of the city's private rented stock. Outside the city boundary, requirements are governed by your district council and national safety legislation.
This guide covers the rules that currently apply to Nottinghamshire short-let landlords: what is legally required, what is recommended, and what is specific to Nottingham City versus the wider county.
Regulations in this area are changing. All landlords should verify current requirements with the relevant local authority and a qualified adviser before making decisions.
Nottinghamshire short-let landlords face no automatic 90-day letting cap — that rule applies only in Greater London. England has no mandatory national licensing scheme as of 2025, though a registration scheme is in development. Nottingham City Council operates selective licensing that may affect city properties. Safety compliance, council tax and business rate thresholds, and correct insurance apply county-wide. The full breakdown is below.
Does the 90-day rule apply to my Nottinghamshire property? No — here is why that matters
The 90-day rule is one of the most frequently misunderstood aspects of short-let regulation in England.
Under the Greater London Council (General Powers) Act 1973, as amended by the Deregulation Act 2015, properties in Greater London are restricted to 90 nights of short-term letting per calendar year unless the owner has planning permission to do otherwise.
This restriction applies only within the Greater London boundary.
Nottinghamshire — including Nottingham City — is outside Greater London. There is no equivalent 90-day cap under Nottinghamshire or national law. Landlords in Nottinghamshire can let their properties for short-term stays for as many nights per year as they choose, subject to the other regulatory requirements covered on this page.
Nottingham City Council has separate planning and licensing powers that may restrict certain uses. The absence of a 90-day cap does not mean all short-let activity in Nottingham City is automatically permitted — planning use class, selective licensing, and HMO rules may still apply depending on your property and its use. These are covered in the sections below.
England's national short-term rental registration scheme — what is being introduced and when
In 2023, the UK government consulted on a mandatory registration scheme for short-term lets in England. The stated aims were to improve safety standards, give local authorities better data on STL activity, and enable more targeted use of planning powers to manage housing supply in high-demand areas.
As of June 2025, a mandatory registration framework for England is in active development. A registration requirement would require hosts to obtain a registration number and display it on platform listings — broadly similar to registration systems in Scotland and Wales, which are already operational.
Nottingham City Council — selective licensing, HMOs and what applies in the city
Nottingham City Council operates one of the most extensive selective licensing schemes in England.
Selective licensing requires landlords of private rented properties in designated areas to hold a licence from the council. The scheme is intended to raise management standards in the private rented sector and applies to properties let under assured shorthold tenancies — the standard long-term letting arrangement.
HMO (House in Multiple Occupation) licensing is a separate requirement. Properties occupied by five or more people from two or more households require a mandatory HMO licence in England. In Nottingham City, additional licensing extends to smaller HMOs — typically three or more occupants from two or more households. Short-let properties hosting separate individual guests simultaneously rather than a single booking group should take specific advice on HMO classification.
Council tax or business rates — the 70-day threshold and what it means for your Nottinghamshire property
A short-let property that crosses two thresholds moves from council tax liability to business rates liability. This change can work in the landlord's favour — properties with a low rateable value may qualify for Small Business Rate Relief (SBRR) that reduces the bill to zero.
| Condition | Tax treatment | Relief available |
|---|---|---|
| Available to let fewer than 140 days / year or actually let fewer than 70 days / year | Council tax — standard residential rate for the district | Council tax single-person discount where applicable |
| Available to let 140+ days and actually let 70+ days in the same year | Business rates — rateable value set by Valuation Office Agency | Small Business Rate Relief if rateable value under £15,000 — potentially zero liability |
The 140-day availability threshold and 70-day letting threshold were not changed by the April 2025 FHL abolition. These thresholds operate independently of the income tax treatment of holiday let profits.
Planning permission and use class — when you need it in Nottinghamshire
If the property is your sole or main home and you are present during guest stays, or let it only during absences, this typically falls within normal residential use (Class C3) and does not require planning permission. The introduction of Use Class C5 from May 2024 was specifically for properties that are not used as the owner's main home and are used exclusively for short-term commercial lettings. If in doubt, contact your local planning authority — Nottingham City Council planning or the relevant district council — before committing to full-time STL operation.
From 26 May 2024, investment properties used solely for short-term commercial lettings fall into the new Use Class C5. Properties already being used as short-term lets before that date were granted a permitted development right allowing continued C5 use without a full planning application — though this right was time-limited. Properties being converted to full-time STL use from standard residential (C3) after May 2024 may require planning permission for a change of use. Nottinghamshire district councils and Nottingham City Council each make their own local planning decisions; some may apply the C5 change of use requirement more actively than others.
Properties in conservation areas or those with listed building status may face additional restrictions on alterations made to prepare them for short-let use. Local planning authorities can also apply Article 4 Directions to remove permitted development rights in specific areas — meaning changes that would normally be automatic require a full planning application. Nottingham City has used Article 4 Directions in parts of the city. Check your property's planning history and any local designations with the relevant planning authority before significant works.
Safety compliance — what the law requires from every Nottinghamshire short-let property
Safety legislation for short-let properties in England applies equally to Nottinghamshire. These requirements are not optional, and non-compliance creates both legal liability and insurance risk.
- Gas Safety Certificate (CP12) — annual inspection by a Gas Safe registered engineer Required by law
- Electrical Installation Condition Report (EICR) — inspection every 5 years by a qualified electrician Required by law
- Energy Performance Certificate (EPC) — minimum E rating; must be provided to guests on request Required by law
- Smoke alarms on every floor — working and tested at start of each tenancy / stay Required by law
- Carbon monoxide alarm in any room with a solid fuel appliance (including log burners) Required by law
- Furniture fire safety — all soft furnishings must meet the Furniture and Furnishings (Fire Safety) Regulations Required by law
- Legionella risk assessment — formal assessment of the hot and cold water system Required by law
- Portable Appliance Testing (PAT) — recommended annually for all electrical appliances supplied with the property Recommended
- Fire risk assessment — formal written assessment; mandatory for HMOs, strongly recommended for all STL properties Recommended
- Carbon monoxide alarms throughout (not just solid fuel rooms) — best practice for STL properties Recommended
Insurance — why your existing policy almost certainly does not cover short-term letting
Standard residential home insurance and standard buy-to-let landlord insurance policies typically exclude commercial short-term letting activity.
Hosting guests through Airbnb, Booking.com or similar platforms constitutes commercial use. A claim made under a standard policy for damage or liability arising from a guest stay will often be declined on the basis that the commercial use was not disclosed.
Specialist short-term rental insurance policies cover buildings and contents against guest-related damage, public liability for guest injuries on the property, and loss of income during property repairs. Airbnb provides AirCover for Hosts — a form of host damage protection covering up to £2.5M for guest-caused damage and £1M public liability. AirCover is not a substitute for a standalone insurance policy: it applies only to Airbnb bookings, has exclusions, and requires claims to be made through Airbnb's process rather than direct to an insurer. For comprehensive protection across all booking channels, dedicated STR insurance is required.
If the property is mortgaged, your mortgage terms may restrict or prohibit short-term commercial letting. Residential mortgages almost always prohibit any commercial letting activity. Buy-to-let mortgages vary — some explicitly exclude short-term letting; others permit it with or without notification. Operating a short-let in breach of mortgage conditions is a material breach that could allow the lender to demand full repayment. Always check your mortgage terms and obtain written consent from your lender before listing a mortgaged property for short-term letting.
April 2025 FHL tax changes — what they mean for Nottinghamshire short-let landlords specifically
The Furnished Holiday Letting (FHL) tax regime, which gave qualifying short-let properties access to more favourable tax treatment than standard residential property, was abolished with effect from 6 April 2025.
For Nottinghamshire landlords, the practical impact depends on how the property was structured and financed.
Under FHL rules, mortgage interest on a short-let property was fully deductible as a business expense. From April 2025, interest relief is restricted to a 20% tax credit — the same treatment as buy-to-let landlords. Higher and additional-rate taxpayers pay more tax on the same gross profit. Any financial model for a Nottinghamshire short-let property should reflect the 20% credit rule rather than a full deduction.
FHL properties previously qualified for Business Asset Disposal Relief, reducing CGT to 10% on sale. From April 2025, disposal of a short-let property is subject to the standard residential CGT rate of 24%. For Nottinghamshire landlords who acquired property specifically for short-term letting on the assumption of 10% CGT on exit, the change in exit tax materially alters the long-run investment case. Factor 24% into any disposal scenario.
Under FHL rules, capital allowances on furniture, fixtures and fittings could produce significant year-one tax relief on a newly furnished short-let property. This relief is no longer available for properties purchased from 6 April 2025. Properties already in the FHL regime and claiming capital allowances before abolition may continue existing claims under transitional rules — confirm with a qualified accountant.
Nottinghamshire short-let compliance — what is required at a glance
Questions Nottinghamshire landlords ask about short-let regulations
No. The 90-day annual letting cap applies only within Greater London under the Greater London Council (General Powers) Act 1973. Nottinghamshire — including Nottingham City — is outside Greater London and no equivalent cap applies under national or local law. There is no legal limit on the number of nights per year you can let a Nottinghamshire property on a short-term basis, subject to planning permission, mortgage terms, and other compliance requirements covered on this page.
As of June 2025, there is no mandatory national licence for short-term lets in England. A national registration scheme is in development but not yet in force — check GOV.UK for the current status. Within Nottingham City, selective licensing applies to many private rented properties — but this is primarily designed for long-term AST tenancies rather than short-term guest stays. If your property is in a Nottingham City selective licensing zone, confirm with the council whether your specific letting arrangement requires a licence. Outside the city boundary, no selective licensing scheme currently applies in Nottinghamshire.
If the property is your sole or main home and you let it while absent, planning permission is not typically required. For investment properties used exclusively for short-term commercial lettings, Use Class C5 was introduced from May 2024. Properties already operating as short-lets before that date were granted transitional permitted development rights. New conversions from residential (C3) use after May 2024 may need planning consent for a change to C5 — check with the relevant Nottinghamshire district council or Nottingham City Council planning team for your specific property.
The legally required certificates are: an annual Gas Safety Certificate (CP12) from a Gas Safe registered engineer; an Electrical Installation Condition Report (EICR) every five years; an Energy Performance Certificate showing a minimum E rating; working smoke alarms on every floor; and a carbon monoxide alarm in any room with a solid fuel appliance. All soft furnishings must comply with the Furniture and Furnishings (Fire Safety) Regulations. A Legionella risk assessment is also a legal requirement. Stayful's onboarding process covers a compliance review for all these requirements before a property goes live.
A property that is available to let for at least 140 days in a year and actually let for at least 70 days switches from council tax to business rates. Under £15,000 rateable value — which applies to many residential properties — you may qualify for Small Business Rate Relief, potentially reducing the business rates bill to zero. Below either threshold, standard council tax applies. These thresholds were unchanged by the April 2025 FHL abolition and continue to operate independently of income tax treatment.
Standard home insurance and standard buy-to-let landlord insurance typically do not cover commercial short-term letting. A specialist short-term rental insurance policy is required — covering buildings and contents against guest damage, and public liability for guest injuries on the property. Platform host protection schemes such as Airbnb's AirCover are not a substitute for a standalone insurance policy: they apply only to platform bookings, have exclusions, and do not replace comprehensive property insurance. If the property is mortgaged, you also need written consent from your lender before short-letting.
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