A home we run in Kent, one of the nine areas we cover

Airbnb management in England and Wales

We run homes in nine areas, from Kent and London to Swansea and the North. Here is where, with local guides and the rules for every council we cover.

Book a 30-minute callPrefer to talk first? Pick a time that suits you.

Homes we run across England and WalesKent, London, Bristol, Swansea and more

Takes about 30 seconds

Free home earnings assessmentYou're 17% there

Welcome back, we saved your answers.

What could your home earn?

Five quick questions. First, what type of property is it?

Free, no obligation. We never sell your details.

How many bedrooms?

Nice. Bedrooms are the biggest driver of nightly rate.

Where is it?

Last question. So we can see exactly which home it is and compare it with similar ones nearby.

House or flat number Postcode

Enter the house or flat number and a UK postcode.

What we'll check for this address

Local demandBookings and nightly rates for similar homes nearby
Your area's rulesAny local planning limits on short lets
Kept privateOnly used for your estimate, never sold

What's happening with it now?

Nice, that's the basics done. Now a bit about how it's used.

What matters most to you?

This shapes the strategy we recommend.

We're preparing your estimate

Thanks . We're checking your home against similar properties nearby. Your full estimate will be in your inbox within 24 hours.

Want to talk it through? Book a 30-minute call and we'll go through your figures together. Book my 30-minute call

Our numbers so farFrom our own booking records

£2m+paid to owners

9,000+nights booked

4.8★guest rating on Airbnb

+38%more than a long let, on average

Your home is listed on

AirbnbBooking.comVrboExpediaTripAdvisorGoogleDirect with usAirbnbBooking.comVrboExpediaTripAdvisorGoogleDirect with us

Where we work

Nine areas, one team

Pick an area for the homes we run there, who books, and the local rules.

Local guides

Town and city guides

Deeper guides for the places where we run the most homes: demand, neighbourhoods, the year and the council’s rules.

How it works

We manage, you earn.

Four steps from first call to first payout. Your whole part is a 30-minute call, a signature and a set of keys.

Get my free assessmentFree, and takes about 30 seconds

The outside of a home we manage — Forecast in your inbox within 24 hours

Step 1 of 4 · Day 1

Free assessment

Find out what your home could earn before you commit to anything.

Answer five quick questionsType, bedrooms, what it does now, your goal and the postcode. About 30 seconds.
Get your forecast by emailWithin 24 hours, built from similar homes near yours.
Talk it through on a call30 minutes, by phone or video, any questions you like, no obligation.

Your part30 secs + a 30-min call

A guest-ready bedroom in a home we manage — Live within 3 days of signing

Step 2 of 4 · After signing

We get it ready

We turn your home into a listing guests want to book. You don’t need to find anyone.

Photos and listingsProfessional photography and a listing written for every platform.
Guest-ready suppliesLinen, towels and essentials, plus a key safe or smart lock.
Safety checksGas, electrical and fire checks, and a guest guide with house rules.

Your partSign and hand over the keys

A living room in a home we manage — 95% of homes get a first booking within 7 days

Step 3 of 4 · Within 3 days

Bookings start

Your home goes live everywhere guests book, and we look after every guest from start to finish.

Listed everywhereAirbnb, Booking.com, Vrbo, Expedia and our own website.
Every guest checkedID verified, past reviews checked, no parties or events.
Looked after 24/7Guests answered within minutes, and the home inspected after every checkout.

Your partNothing

A lounge in a home we manage — Our fee is a percentage, so we only earn when you do

Step 4 of 4 · Every month

You get paid

Money in your account every month, with a statement that shows exactly where it came from.

One monthly payoutPaid straight to your bank account.
An itemised statementEvery booking, fee and cost, with receipts for any repairs.
Your owner dashboardLog in any time to see bookings and revenue.

Your partNothing

Get my free assessment

The rules

Short-let rules in England and Wales

What applies to a short let today, and what is coming. Last checked September 2026.

England

The national short-let register

The Culture Secretary told Parliament in September 2026 that England's register for short lets will be up and running in full by March 2027. Fees and exactly what hosts must submit are still to be confirmed. We register your home when it opens.

Council tax or business rates

A home pays business rates instead of council tax if it was available to let for at least 140 nights in the last 12 months, actually let for at least 70, in stays of 28 nights or less, and will be available for 140 in the next 12. We track the nights so you know where you stand.

Tax on short-let income

The furnished holiday lettings tax regime was abolished from April 2025, so short-let income is now taxed under the normal rules for residential landlords. Your monthly statements are itemised and ready for your accountant.

Mortgage, lease and insurance

Check your mortgage lender and, for a flat, your lease allow short lets, and you will need short-let insurance. We go through all three with you on the first call.

London

The 90-night rule

In Greater London, a whole home can be let for up to 90 nights a year without planning permission. Stays of 90 nights or more in a row do not count towards it. We plan the calendar around the limit and fill the rest of the year with longer stays.

Wales

Register with the Welsh Revenue Authority

Everyone in Wales taking bookings of 31 nights or less must register. Registration opens in October 2026, and existing providers must register by 31 March 2027. It is free, and we do it for you.

The visitor levy

Welsh councils can choose to charge a visitor levy of £1.30 per person per night on self-catering, with 12 months’ notice. So far only Cardiff has chosen to, and none of the councils where we run homes has announced it.

Council tax or business rates

In Wales a home must be available for 252 days and let for 182 to pay business rates. Otherwise council tax applies, and councils can charge a premium of up to 300% on second homes. The Welsh Government is consulting on changes from April 2027.

Licensing on the way

The Development of Tourism and Regulation of Visitor Accommodation (Wales) Act 2026 brings in licensing, expected from 2029 once the standards are published. We keep your home ready for it.

Council tax

Second homes council tax, council by council

Whether each council we cover charges extra council tax on furnished homes that are nobody’s main residence, and from when. A short let that qualifies for business rates pays those instead. Checked September 2026 on each council’s own website.

London

Council	Covers	Premium	From
London Borough of Merton	Wimbledon	100%	1 April 2025
London Borough of Brent	Kensal Green (north side)	100%	1 April 2025
Royal Borough of Kensington and Chelsea	Kensal Green (south side)	100%	1 April 2026
London Borough of Lewisham	Deptford	100%	1 April 2025
London Borough of Enfield	Enfield	100%	1 April 2025

Kent

Council	Covers	Premium	From
Maidstone Borough Council	Maidstone, Headcorn	100%	1 April 2025
Tunbridge Wells Borough Council	Royal Tunbridge Wells	100%	1 April 2025
Medway Council	Rochester, Chatham, Gillingham, Strood	100%	1 April 2025
Tonbridge and Malling Borough Council	Tonbridge, Wouldham	100%	1 April 2025 (to be confirmed)
Ashford Borough Council	Ashford	100%	1 April 2025
Dartford Borough Council	Dartford	100%	1 April 2025
Folkestone and Hythe District Council	Folkestone, Hythe	100%	1 April 2025
Sevenoaks District Council	Sevenoaks	100%	1 April 2025
Swale Borough Council	Sittingbourne, Faversham, Sheppey	100%	1 April 2025
Canterbury City Council	Canterbury, Whitstable, Herne Bay	100%	1 April 2026
Dover District Council	Dover, Deal, Sandwich	100%	1 April 2026
Thanet District Council	Margate, Broadstairs, Ramsgate	100%	1 April 2026
Gravesham Borough Council	Gravesend	None	Not charged

South Wales

Council	Covers	Premium	From
Swansea Council	Swansea	100%	April 2021
Rhondda Cynon Taf Council	Aberdare, Pontypridd	100%	April 2024
Merthyr Tydfil Council	Merthyr Tydfil	100%	April 2024
Blaenau Gwent Council	Abertillery, Ebbw Vale	100%	April 2026

Bristol, Bath and Gloucester

Council	Covers	Premium	From
Bristol City Council	Bristol	100%	1 April 2025
Bath and North East Somerset Council	Bath	100%	1 April 2025
South Gloucestershire Council	Filton, Bradley Stoke, Yate	100%	1 April 2025
Gloucester City Council	Gloucester	100%	1 April 2025
Tewkesbury Borough Council	Churchdown, Tewkesbury	100%	1 April 2025
Cheltenham Borough Council	Cheltenham	100%	In force
Swindon Borough Council	Swindon	100%	1 April 2026

Yorkshire

Council	Covers	Premium	From
Sheffield City Council	Sheffield	100%	1 April 2025
City of Doncaster Council	Doncaster	100%	1 April 2025 (after 12 months furnished and empty)
Wakefield Council	Wakefield	100%	1 April 2025
Barnsley Council	Barnsley	100%	1 April 2025 (after one year furnished and empty)
Rotherham Council	Rotherham	100%	1 April 2026

The North

Council	Covers	Premium	From
Stockport Council	Stockport	100%	1 April 2025 (after 12 months furnished and empty)
Newcastle City Council	Newcastle upon Tyne	100%	1 April 2025
North Tyneside Council	Tynemouth, Whitley Bay, Wallsend	100%	1 April 2025
South Tyneside Council	South Shields, Jarrow	100%	1 April 2025
Northumberland County Council	Blyth, Cramlington	100%	1 April 2025

Cambridge and Hertfordshire

Council	Covers	Premium	From
Cambridge City Council	Cambridge	100%	1 April 2025
South Cambridgeshire District Council	Villages around Cambridge	100%	1 April 2026
North Hertfordshire Council	Hitchin, Letchworth, Baldock	100%	1 April 2026

The South

Council	Covers	Premium	From
Southampton City Council	Southampton	100%	1 April 2025
Royal Borough of Windsor and Maidenhead	Sunningdale, Ascot, Windsor	100%	1 April 2025
Eastleigh Borough Council	Eastleigh, West End, Hedge End	100%	1 April 2025
New Forest District Council	Lyndhurst, Lymington, Hythe	100%	1 April 2025

The Midlands

Council	Covers	Premium	From
Coventry City Council	Coventry	100%	1 April 2025 (after one year furnished and empty)
Warwick District Council	Leamington Spa, Warwick, Kenilworth	100%	From 1 April 2027

FAQs

Landlords in England and Wales ask us

Something else on your mind?

Book a 30-minute call

Outside London there is no general planning test for short lets yet, although very intensive use of a whole home can be judged a change of use case by case. In Greater London a whole home can be let for up to 90 nights a year without planning permission.

Under the Deregulation Act 2015, a whole home in Greater London can be used for short lets for up to 90 nights in a calendar year without planning permission, as long as the person providing it pays council tax on it. Beyond that you need planning permission, or stays of 90 nights or more in a row.

In England, a home pays business rates if it was available to let for at least 140 nights in the last 12 months, actually let for at least 70, in stays of 28 nights or less. In Wales the tests are 252 days available and 182 let. Otherwise council tax applies.

Many councils now charge a second homes premium, usually 100%, on furnished homes that are nobody’s main residence. The table on this page shows each council we cover and when its premium started. A short let that qualifies for business rates pays those instead.

In Wales, everyone taking bookings of 31 nights or less must register with the Welsh Revenue Authority. Registration opens in October 2026, and existing providers must register by 31 March 2027. In England, the Culture Secretary told Parliament in September 2026 that the national register will be up and running in full by March 2027.

Welsh councils can choose to charge £1.30 per person per night on self-catering stays, with 12 months’ notice. As of September 2026 only Cardiff has chosen to, from April 2027.

No. The furnished holiday lettings tax regime was abolished from April 2025, so short-let income is now taxed under the normal rules for residential landlords.

We charge a percentage of what each booking pays out: 15% + VAT on bookings from the booking sites, and 5% + VAT more on bookings that come direct to us. There is a one-off setup fee, and photography is priced separately, both agreed with you before anything starts. Guests pay for cleaning.

Discover your home's value

Every empty night is income you don't get back

Request your free estimate in about 30 seconds. Free, no obligation, and you keep the written assessment whatever you decide.

Takes about 30 seconds

A written report to keep

No pressure, no obligation

We only take on homes we're confident we can grow.

Takes about 30 seconds

Free home earnings assessmentYou're 17% there

Welcome back, we saved your answers.

What could your home earn?

Five quick questions. First, what type of property is it?

Free, no obligation. We never sell your details.

How many bedrooms?

Nice. Bedrooms are the biggest driver of nightly rate.

Where is it?

Last question. So we can see exactly which home it is and compare it with similar ones nearby.

House or flat number Postcode

Enter the house or flat number and a UK postcode.

What we'll check for this address

Local demandBookings and nightly rates for similar homes nearby
Your area's rulesAny local planning limits on short lets
Kept privateOnly used for your estimate, never sold

What's happening with it now?

Nice, that's the basics done. Now a bit about how it's used.

What matters most to you?

This shapes the strategy we recommend.

We're preparing your estimate

Thanks . We're checking your home against similar properties nearby. Your full estimate will be in your inbox within 24 hours.

Want to talk it through? Book a 30-minute call and we'll go through your figures together. Book my 30-minute call

Sources we checked in September 2026

About this guide. Researched and written by the Perfect Booking team from the official sources above, and checked in September 2026. It is general information, not tax, legal or planning advice: check your own circumstances with your council or an adviser.

See what your home could earnGet my free assessment →