Introduction

At OH-Stay.com, we have compiled this resource to assist our hosts in understanding their responsibilities and to offer a general overview of the legal, regulatory, and practical considerations pertinent to hosting. Hosts are required to adhere to our Hosting Standards and to ensure full compliance with all laws and regulations applicable to their specific location and situation. Please note that this article is not comprehensive and does not constitute legal or tax advice. We advise hosts to conduct their own due diligence, as the information provided may not be updated in real time. Ultimate responsibility for verifying, interpreting, and complying with all information presented herein rests with the host.

Table of contents

National Taxes
City and regional rules
General regulations and permissions
Cleanliness and Hygiene
Safety
Good manners
Insurance
Other hosting information

National taxes

Tax is a complex topic. Your tax obligations vary based on your particular circumstances. For this reason we recommend that you research your tax obligations or consult a tax consultant for more specific information.

In general, any money you earn as a Host on OH-Stay.com is considered taxable income that may be subject to different taxes like income tax, business rates, corporation tax or VAT. You can see what you have earned in your OH-Stay.com earnings summary.

Self Assessment deadline (UK): returns are due by 31 January each tax year — see HMRC Self Assessment deadlines.
Business rates for self-catering: properties in England, Scotland or Wales available to let 140+ days/year may be rated as self-catering — see Government guidance.
VAT registration: you must register if your taxable turnover exceeds the threshold — see HMRC: When to register for VAT and VAT rates (standard rate 20%).

City and regional regulations

Some cities in the United Kingdom have specific regulations. While this section does not provide a complete overview of all rules and regulations, it contains some known information that might be helpful to you.

London (Greater London “90-night rule”)
Using a residential premises as temporary sleeping accommodation is generally a “change of use.” The Deregulation Act 2015 created an exception that allows short-term letting for 90 nights or fewer per calendar year — see Section 44, Deregulation Act 2015. Check with your local planning authority for any area-specific restrictions. OH-Stay.com restricts entire-home listings in Greater London to 90 nights/year unless you have planning permission to host more frequently.

Blackpool
Blackpool Council’s Holiday Accommodation Areas (HAAs) set location-specific rules — see Blackpool Holiday Accommodation SPD.

Scotland (Short-term lets licensing)
Most hosts must obtain a short-term lets licence from the local authority before accepting bookings. See Scottish Government STL licensing and VisitScotland guidance. Check if your area has a Short-Term Let Control Area and whether planning permission is required — see Planning control areas overview.

Edinburgh
The entire city is a Short-Term Let Control Area; planning permission is required for second homes used as STLs. See City of Edinburgh Council – short-term lets.

Glasgow
Planning guidance explains when an application is needed. See Glasgow City Council – short-term lets.

Northern Ireland
Providing tourist accommodation as a business requires certification by Tourism NI — see Tourism NI – certification of tourist accommodation and Tourism (Northern Ireland) Order 1992.

Isle of Man
Registration with the Department for Enterprise is required before listing. See Register tourist accommodation – Isle of Man Government.

Guernsey
Paid visitor accommodation generally requires a permit — see Government of Guernsey – Visitor accommodation.

Jersey
Register properties used as tourist accommodation (hotel, guesthouse, self-catering, hostel, campsite) — see Government of Jersey – register tourist accommodation.

General regulations and permissions

It's crucial to verify your eligibility to host on your property. Potential restrictions may include contractual agreements, legal statutes, and community regulations. For comprehensive information regarding regulations, restrictions, and obligations relevant to your circumstances, please consult with a legal professional or local authority. This section offers general information on hosting permissions as a preliminary resource.

Contractual agreements and permits
Sometimes leases, contracts, building regulations, and community rules have restrictions on subletting or hosting. Review any contracts you’ve signed and contact whoever is responsible for your building and property to understand what rules might affect your ability to host (e.g., landlord, community council, building manager). If everyone agrees, you might be able to amend agreements that restrict your ability to host.

Mortgage restrictions
If your property has a mortgage (or any form of loan), check with the lender to make sure that there aren’t restrictions on subletting or hosting.

Subsidized housing restrictions
Hosting in social housing in the UK is often illegal without permission. Check with your local housing authority.

UK consumer protection law
UK consumers retain strong rights; learn more at GOV.UK – Consumer rights.

Misuse
We’ll take appropriate action if anyone notifies us of potential misuse and provide channels for authorities to report housing misuse.

Energy Performance Certificates (EPC)
Understand and meet EPC requirements: Find an energy certificate – England & Wales, Scottish EPC Register, NI Direct – Energy Performance Certificates. New hosts can upload an EPC when listing; existing hosts can add one in their account.

Cleanliness and Hygiene

Information about OH-Stay.com's cleaning protocols can be found in our Responsible Hosting Guide.

Government guidance on cleaning, risk assessments, waste removal and quality control varies by nation: England, Scotland, Wales, Northern Ireland.
Tourism bodies collaborated on national cleanliness standards; see VisitBritain business advice. Industry resources: UK Short-Term Accommodation Association and UKHospitality.

Safety

We care about the safety of Hosts and their guests. You can improve your guests’ peace of mind by providing a few simple preparations like emergency instructions and noting any potential hazards.

Emergency contact information
Include local emergency numbers, the nearest hospital number, your contact number, and a backup contact. Guests can also contact you via OH-Stay.com messages.

Gas appliances
Follow gas-safety rules and fit carbon-monoxide alarms. See Gas Safe Register – guidance and Smoke & CO Alarm Regulations (England).

Fire prevention
General guidance for small paying-guest accommodation: England, Wales, Scotland – SFRS STL fire safety, Northern Ireland – NIFRS. Written fire risk assessments are now a legal requirement for all premises with paying guests; identify the Responsible Person for your property and follow the appropriate national guidance.

Exits & hazard prevention
Post a clear escape route map. Inspect for trip hazards and remove/mark them; fix exposed wires; ensure stairs are safe with railings; secure dangerous objects.

Medical supplies
Keep a first-aid kit, show guests where it is, and restock regularly.

Child safety
Use the Additional notes in Listing details (OH-Stay.com) to disclose hazards or indicate if the home isn’t suitable for children/infants.

Climate control
Ensure ventilation; provide safe-use instructions for heating/AC; check the thermostat; service appliances regularly.

Water safety (Legionella)
Assess and manage risk; see HSE – Legionnaires’ disease: landlords’ responsibilities.

Occupancy limits
Set safe occupancy limits in line with local guidance.

Smoking (Wales)
Holiday accommodation in Wales is smoke-free; see Smoke-free Premises and Vehicles (Wales) Regulations 2020.

Good manners

Help guests understand local rules and community expectations.

Building rules – Share rules for common areas and amenities.
House rules – Add them in Listing details → Additional notes on OH-Stay.com.
Neighbours – Let neighbours know you host and address concerns.
Noise – Set quiet hours; consider no parties, no unregistered guests, and (if needed) no pets.
Parking – Explain building/neighbourhood rules (assigned spaces, street-cleaning windows, overnight limits).
Pets – Check lease/building rules; if allowing pets, share exercise areas, waste-disposal guidance, and a backup kennel contact.
Privacy – Respect guest privacy and comply with any surveillance/data-protection laws.

Insurance

Work with your insurance agent or carrier to determine what kind of obligations, limits, and coverage are required for your specific circumstances. We strongly encourage all Hosts to review and understand the terms of their insurance policy coverage. Not all insurance plans will cover damage or loss of property caused by a guest who books your accommodation.

Liability and basic coverage
Review your homeowner’s or renter’s policy with your insurance agent or carrier to make sure your listing has adequate liability coverage and property protection.

Important: Hosts are solely responsible for their conduct and compliance. OH-Stay.com does not control individual host behaviour and is not liable for their actions. Non-compliance may result in suspension or removal. OH-Stay.com is not responsible for the accuracy of information on third-party sites linked in this resource.