Quick answer: yes, leaving a home empty in Bath now costs more. Bath & North East Somerset Council charges double council tax on second homes (a 100% premium since 1 April 2025), and unfurnished homes empty for more than a year pay a premium of 100% to 300%. Add insurance limits, maintenance risks and lost income, and many owners now let their empty or second home as a short let when they're not using it, to cover the costs and keep the property in good condition.
Updated October 2026. Written by Pass the Keys Bath.
Key facts: empty and second homes in Bath (2026)
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Second homes: 100% council tax premium since 1 April 2025, so 200% of the normal bill.
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Empty 1 to 5 years: 100% premium (200% of the normal bill).
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Empty 5 to 10 years: 200% premium (300% of the normal bill).
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Empty 10 years or more: 300% premium (400% of the normal bill).
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Holiday lets on business rates: don't pay the council tax second homes premium. In England, a property qualifies if it's available to let for at least 140 nights a year and actually let for at least 70.
Source: Bath & North East Somerset Council guidance on second homes and empty properties. Check the council's website for how the rules apply to your property.
What counts as a second home or an empty home in Bath?
For council tax, a second home is a property that is furnished but isn't anyone's main residence, whether you use it occasionally or not at all. An empty home is one that is unoccupied and substantially unfurnished. The difference matters, because each is charged differently.
How much council tax do second homes pay in Bath?
Second homes in Bath pay double the normal council tax. Bath & North East Somerset Council approved a 100% second homes premium in November 2023, and it has applied since 1 April 2025.
The main exceptions to the second homes premium are:
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A one-off 12-month exception for properties actively marketed for sale or let
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Annexes that form part of a main home
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Properties with planning restrictions or conditions that prevent year-round occupation
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Caravan pitches and boat moorings
If you think one applies, you can claim the exception through the council's website.
How much council tax do empty homes pay in Bath?
An empty, unfurnished home in Bath pays full council tax for its first year, then a premium that rises the longer it stays empty: 100% after one year, 200% after five years and 300% after ten years. At the top rate, that's four times the normal bill.
The premium follows the property, not the owner. If you buy a home that has already been empty for years, you take on the higher charge until it's back in use. Exceptions of up to 12 months can apply in some cases, including:
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Homes actively marketed for sale or let
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Homes needing or undergoing major structural repairs
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Homes where probate has recently been granted
What are the other hidden costs of an empty home?
Beyond council tax, an empty home costs you in four main ways:
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Insurance: many policies restrict cover or raise premiums once a property has been unoccupied for a set period, often around 30 days. Check the unoccupancy clause in your policy.
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Maintenance: with no one there, a slow leak, a failed boiler or creeping damp can go unnoticed for weeks. In Bath's Georgian and Victorian homes, repairs to period fabric are specialist and expensive. Our guide to running a period holiday home in Bath covers what to watch for.
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Security: a property that's obviously empty for long stretches is more exposed to break-ins and damage.
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Lost income: Bath short lets averaged £38,479 in gross booking revenue over the 12 months to September 2026, according to Airdna market data. An empty home earns nothing while still costing you council tax, insurance and upkeep.
Do holiday lets in Bath pay the second homes premium?
No, not if they're assessed for business rates instead of council tax. In England, a self-catering property moves to business rates if it's available to let for at least 140 nights in the coming year and was actually let for at least 70 nights in the previous year. Depending on its rateable value, it may also qualify for small business rate relief.
The Valuation Office Agency decides whether a property belongs on the business rates list, so take advice on your own situation. Short-let income is taxable, too: our guide to deducting expenses from short-let income in Bath explains which costs you can offset.
Can I still use my second home if I short-let it?
Yes. Most owners block out the dates they want for themselves and let the property the rest of the year. A few things help it work:
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Plan your own stays early. Your own nights don't count towards the 70 let nights needed for business rates.
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Use quieter weeks, not peak ones. Across Bath, occupancy averaged 73% in July but around 40% in January (Airdna), so a winter stay of your own costs far fewer bookings than a summer one. Christmas Market weekends are among the highest-earning dates of the year, so they're usually worth letting. See our Bath Christmas Market 2026 guide.
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Keep the property guest-ready. Regular changeovers mean someone checks the home every few days, so problems are spotted early.
To keep the quieter months earning, read how to fill a Bath holiday let in winter.
Is short-letting an empty or second home worth it in Bath?
Often, because short-let income can cover the council tax or business rates, insurance, utilities and maintenance on a home that would otherwise only cost you money. How much you'd keep depends on the property's size, location and running costs.
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For average earnings by property size and a full gross-to-net example, see Is Short-Letting Profitable in Bath?
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For the trade-offs of switching, read Should You Turn Your Bath Property into a Holiday Let?
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If the home is currently let to tenants, compare both routes in From Long Let to Short Let in Bath.
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Location makes a big difference to bookings. See the best areas in Bath for a holiday let.
What rules apply before I short-let a home in Bath?
Before you list, check whether you need planning permission for a change of use, listed-building consent for any works to a period property, and the right insurance for short lets. Our guide to planning permission for holiday lets in Bath covers the planning side, and how Bath hosts are adapting to 2026 regulations covers the wider rules.
Who can manage a second home in Bath for me?
If you don't live in Bath, or don't want to deal with guests, cleaners and pricing, a full-service holiday let manager can run the property between your own stays. That typically covers listings across several channels, pricing, guest communication, cleaning and laundry, and maintenance coordination, with your own dates blocked out whenever you need them.
Our guide on how to choose the best short-let management company in Bath explains what to compare, or find out more about our holiday let management in Bath.
FAQs: empty and second homes in Bath
Do second homes in Bath pay double council tax?
Yes. Since 1 April 2025, Bath & North East Somerset Council has charged a 100% premium on second homes, which doubles the normal council tax unless an exception applies.
When did the second homes premium start in Bath?
1 April 2025. The council approved it at a full council meeting on 30 November 2023.
How long can a home be empty in Bath before a premium applies?
One year. After that, the premium is 100%, rising to 200% after five years and 300% after ten years.
Does furnishing an empty home avoid the premium?
No. A furnished home that no one lives in counts as a second home, which pays the 100% second homes premium instead.
Do holiday lets pay business rates or council tax in Bath?
A holiday let pays business rates if it's available to let for at least 140 nights a year and actually let for at least 70. Otherwise it stays on council tax, and the second homes premium can apply.
Can I live in my Bath home part of the year and short-let it the rest?
Yes. You can block out your own dates and let it the rest of the year, but your own stays don't count as let nights for business rates.
Own a second or empty home in Bath? Calculate what it could earn or speak to Chris and the Bath team about letting it between your own stays.