England's Short-Term Let Registration Scheme: Where Things Stand

The introduction of a mandatory national registration scheme for short-term lets in England has been a long time coming, and it is now close. This piece sets out where things stand, what operators will need to do, a realistic word on timing, and a timeline of how we got here and what comes next.

Where things stand

The UK government has committed to a mandatory national registration scheme for short-term lets in England. The most recent firm commitment came in July 2025, when Tourism Minister Sir Chris Bryant confirmed a target go-live of April 2026.

The scheme, as described by the Ministry of Housing, Communities and Local Government (MHCLG), is intended to be "light touch, low cost and simple to use". In outline:

• Every short-term let property in England will need to be registered.
• Hosts will submit property details and safety compliance evidence - typically gas safety, an electrical installation condition report (EICR), and a fire risk assessment.
• Each registered property receives a unique registration number.
• That number must be displayed on listings across booking platforms.
• Booking platforms (Airbnb, Booking.com, Vrbo) are expected to require a valid registration number for a property to remain listed.
• Non-compliance is expected to carry enforcement consequences - fines, listing removal, and operational restrictions.

A realistic word on timing

The April 2026 date is a target, not a certainty. As of early 2026, the detailed implementation guidance - the actual registration portal, the fee, the data fields, and the enforcement mechanics - had not been published. On any realistic reading, a scheme that is fully live and mandatory by April 2026 looks optimistic.

Our view is that this is a question of "when", not "if". The scheme is firmly government policy, it has cross-party support, and the major platforms are already geared up for registration-number requirements in other jurisdictions. Operators should prepare on the assumption that it is coming, while not being surprised if the date slips and the rollout is phased - quite possibly with a voluntary registration period before mandatory enforcement begins.

The C5 use class - the planning side

Registration is only half the picture. Alongside it, the government has progressed a new C5 "short-term let" use class for the English planning system. This is potentially more consequential for operators than the register itself.

A dedicated C5 use class would:

• Create a clear planning distinction between a dwelling used as someone's home (use class C3) and one used as a short-term let (C5).
• Allow local authorities to use Article 4 directions to remove permitted development rights, meaning that in designated areas the conversion of a C3 home to a C5 short-term let would require planning permission.
• Bring England structurally closer to Scotland's planning treatment of STLs, where in control areas the change of use is already a planning matter.

For English operators, the C5 use class is the part to watch. A register is an administrative requirement. A use class combined with Article 4 directions is a genuine constraint on whether a property can lawfully be used as a short-term let at all.

Timeline of events

• 2023 - The UK government consults on a registration scheme for short-term lets in England.
• February 2024 - The government confirms it will introduce both a registration scheme and a new C5 planning use class for short-term lets in England.
• 2024 - A change of UK government; the incoming administration confirms it will continue with both the register and the planning reforms.
• July 2025 - Tourism Minister Sir Chris Bryant confirms the register is targeted to go live in April 2026.
• Early 2026 - Detailed implementation guidance still awaited; the registration portal, fee and data requirements remain unpublished.
• April 2026 (target) - Planned go-live. Widely expected to slip, with a phased or initially-voluntary rollout the likely outcome.
• Beyond - Mandatory enforcement, platform registration-number checks, and the C5 use class and Article 4 powers expected to follow.

What English operators should do now

1. Get your safety compliance in order. Gas safety, EICR, and a fire risk assessment. These will be needed for registration and are good practice regardless. 2. Understand your local authority's stance. Some councils, particularly in tourist-pressured areas, will be quicker to use C5 and Article 4 powers than others. 3. Review your planning position. If a C5 use class arrives, whether your property's short-term let use is lawfully established becomes an important question. Established operators may benefit from getting that position confirmed early. 4. Keep records. Proof of when your short-term let use began, and that it has been continuous, may matter if established-use arguments become relevant in England as they already are in Scotland.

Lessons from Scotland

Scotland introduced its STL licensing scheme in October 2022. Four lessons carry across the border:

• Early movers benefit. Operators who engaged early avoided the rush, the processing backlogs, and the enforcement attention that fell on stragglers.
• Costs vary enormously. Scottish licensing fees range from around £113 to several thousand pounds depending on the council.
• Registration and planning are separate. Holding one does not satisfy the other. Operators who addressed only the licence found themselves exposed on planning.
• The planning question is the hard one. Registration is paperwork. The use-class and change-of-use question is where livelihoods are genuinely at stake.

STL Solutions has advised Scottish operators through licensing and planning since the scheme began. We are now extending that work to help English operators prepare for what is coming. Book a free consultation to talk through your position.