England’s Short-Term Let Register: What London Landlords Should Do Now
England's short-term let register is coming. What it means for London landlords, the checks to make now, and how it sits alongside the 90-night rule.
Anyone who lets a London property on a short-stay basis has probably heard that a national register for short-term lets is on its way. The idea is simple: every short let in England would be recorded on a central database and given a registration number to display on its listings. The detail, and the date, are less simple.
This guide explains what the register is intended to do, where it stands in October 2026 at the time of writing, how it fits with London’s 90-night rule, and what you can sensibly do now rather than waiting for the rules to land.
Quick answer: England’s short-term let register is planned but, as far as we can see in October 2026, not yet live. The direction of travel is clear: registration numbers on listings, with platforms expected to check them. Landlords should not wait. Check your lease, mortgage and insurance, hold your safety certificates, and track your booked nights now.
What is the short-term let register?
The legal groundwork for a mandatory national register of short-term lets in England was laid by the Levelling Up and Regeneration Act 2023. The planned scheme would require operators to record each short let on a central online database and display a unique registration number on their listings. Hotels, hostels and bed and breakfasts are expected to sit outside it.
The main purpose is data. Councils currently find it hard to prove how many nights a property has been let, or even how many short lets operate in their area. A register gives them a reliable list to work from.
Where does it stand in October 2026?
The scheme was originally expected in spring 2026, and a target of April 2026 was widely reported. That date passed without the register going live. Reports from mid-2026 say the government has confirmed it will begin on a voluntary basis before becoming mandatory at a later date, and that final details such as any low-use threshold, the administrator and the penalty framework were still being settled.
Our advice is simple. Treat it as imminent rather than settled, and check the current position on GOV.UK before relying on any specific date. Anything you read online, including this article, can be overtaken by an announcement.
Why London landlords should care now
London is already the most closely policed short-let market in England. The 90-night rule limits whole-home short lets to 90 nights per calendar year without planning permission, and councils are paying attention. Westminster City Council, for example, was reported to be investigating 2,712 properties for suspected unlawful short-term letting as of 30 March 2026, after opening 499 new investigations during 2025.
The register is expected to make enforcement easier. Once every short let carries a number, councils can compare listings with their own records, and platforms can remove listings without a valid number. For a compliant landlord that is good news, because it removes unlicensed competition. For a landlord who has been relaxed about the rules, it is a deadline in waiting.
For the full picture on the cap itself, see our guide to London’s 90-night rule, and the underlying law in section 44 of the Deregulation Act 2015.
A practical pre-registration checklist
You do not need the final rules to get ready. These six steps are sensible whatever the details turn out to be.
1. Check your lease and mortgage
Many London leases restrict short lets or business use, and most buy-to-let lenders need consent. Registering a property that you are not allowed to let short term only draws attention to the problem. Get written consent from your freeholder and lender before you go any further.
2. Confirm your insurance
Standard home or landlord insurance often excludes paying guests. Make sure you hold specialist short-let cover that matches how the property is actually used, and keep the policy documents to hand.
3. Gather your safety certificates
Short lets must meet safety duties today, with or without a register. That includes an annual gas safety check where there is gas, an Electrical Installation Condition Report, working smoke alarms and carbon monoxide alarms where required, a fire risk assessment, and fire-safe furnishings. Keep digital copies together in one folder.
4. Track your booked nights across every platform
In London the 90-night cap counts booked nights across all platforms combined, including direct bookings. A single calendar that merges Airbnb, Booking.com, Vrbo and direct bookings is essential. If you use a manager, ask to see how they track the total.
5. Build a simple property file
Registration will almost certainly ask for the property address, the operator’s details and some information about how the property is used. Keep ownership details, council tax information, the lease and your insurance together so you can answer quickly.
6. Plan for the listing number
When registration arrives, you will need to add a number to every listing and any marketing page, and keep it up to date. If you have properties on several channels, decide now who will be responsible for doing that.
How the register fits with other changes
It helps to separate the different rules landlords are dealing with, because they often get blended together.
- The 90-night rule is a planning rule that applies in Greater London now.
- The short-let register is a planned recording and information scheme for England. It does not change the 90-night cap.
- The Renters’ Rights Act 2025 applies to tenancies, not short lets. A short-term let is not an assured tenancy because the occupier is a paying guest, but the Act has changed the long-let alternative. Our guide to the Renters’ Rights Act explains it.
- Tax has also changed. The furnished holiday lettings regime was abolished from 6 April 2025, so short-let income is taxed as ordinary property income. Speak to an accountant about your own position.
What this means for a hands-off landlord
If you manage your own property, the register adds another job to a long list: tracking nights, keeping certificates current, updating every listing and answering council queries. If you use a manager, make sure they are ready to handle all of it.
At Corporate Stays we track every night across every channel, keep safety certificates and compliance records on file, and plan each property’s calendar around the 90-night rule, filling the rest of the year with longer corporate and relocation stays. Because we have placed corporate guests since 2018, many of our properties do not depend on short stays alone.
If you would like a view on how your property should be let, and what it could earn within the rules, you can get a free income estimate or message us on WhatsApp.
Frequently asked questions
Is the England short-term let register live yet?
As of the latest information available to us in October 2026, no. The scheme was originally targeted for spring 2026 but has not gone live, and the government has indicated it will begin on a voluntary basis before becoming mandatory. Check GOV.UK for the current position before you act.
Will I need a registration number to advertise my property?
That is the intention. The planned scheme would give each short-term let a unique registration number to display on listings, and platforms would be expected to check it. The detailed rules are still being finalised.
Does the register replace the London 90-night rule?
No. The 90-night rule is a planning rule that applies in Greater London now. The register is intended to give councils better data, which should make the rule easier to enforce, not replace it.
Do safety rules apply before the register starts?
Yes. Gas safety, electrical safety, fire safety and alarm requirements already apply to short lets, whether or not the register is live.
Does the register apply in Wales and Scotland?
No. The register discussed here is for England. Wales and Scotland have their own separate schemes and rules.
This guide is general information, not legal advice. The registration scheme is still developing and details may change. Check GOV.UK and speak to a solicitor before making decisions about your property. Last reviewed October 2026.
