If you host a short-term let in the Chilterns — whether in Amersham, Wendover, or Marlow — 2025 brings important regulatory changes to watch. Local authorities under Buckinghamshire Council have introduced new planning and registration rules affecting holiday lets. These changes could impact how you operate, list, and manage your property. In this post, we explore exactly what’s new, why it's happening, and how you can adapt your hosting strategy to remain compliant.

What’s Changing in 2025: Holiday Let Planning & Registration

1. New “Holiday Let” Planning Use Class

• Buckinghamshire Council has adopted a new planning use class specifically for holiday lets. According to its recent planning committee documentation, turning a house into a short-term holiday let for more than 90 nights a year may now require planning permission. 

• This means that some properties may no longer automatically qualify as standard “residential” under Class C3 if used extensively as a holiday let.

2. Mandatory National Registration Scheme

• Buckinghamshire Council confirms that a mandatory national registration scheme for short-term lets will apply.

• While details are still being rolled out, this registration aims to give councils better oversight of which homes are being used as holiday lets.

• The national scheme ties into broader government plans — as noted by legal analysts — to give councillors more power to monitor short-term rental activity.

3. HMO Licensing Remains Important

• If your property in the Chilterns qualifies as a House in Multiple Occupation (HMO) — for example, if it accommodates five or more people from more than two households — you must apply for an HMO licence through Buckinghamshire Council.

• The application process for HMO licences in the former Chiltern district is clearly laid out by Buckinghamshire Council.

4. Tax & Rate Changes (Indirect but Relevant)

• From 2025, rules for Furnished Holiday Lettings (FHL) are changing: landlords may lose some previous tax advantages, making registration and classification even more critical.

• There is also upward pressure on business rates vs. council tax for holiday lets, depending on how frequently your property is booked.

• Buckinghamshire’s Council Tax Premium policy has been updated: Class L in the council’s policy refers to second homes specifically “specified for use as holiday accommodation”.

Why These Changes Are Happening Now

• Housing Pressure: The government aims to prevent short-term lets from reducing long-term housing supply in popular semi-rural areas.

• Regulatory Oversight: Registration gives the local authority data on holiday-let activity, helping them enforce planning, safety, and community-impact controls.

• Tax Fairness: By reclassifying some properties and adjusting tax rules, the system discourages speculative short‑term letting and aligns taxation with actual usage patterns.

Implications for Hosts in the Chilterns

• Planning Risk: If you operate a holiday let for more than 90 nights/year, you may need to apply for planning permission — failure to do so could lead to enforcement.

• Registration Burden: You’ll likely need to register your let with the council, provide documentation, and renew periodically.

• Increased Compliance Cost: From safety checks to rate reconsideration, expect rising administrative costs.

• Changing Tax Profile: New FHL rules and rate thresholds may affect your profitability — especially if you've relied on business rate relief or FHL tax treatment.

• HMO Overlap: If your property is an HMO or could be classified as one, you must navigate both HMO licensing and the holiday let registration.

How Hosts Should Respond (Action Plan)

1. Review Your Booking History

   • Check how many nights you genuinely let annually. If you're over 90 nights, you may need planning permission.

2. Prepare to Register

   • Start gathering information (property details, safety documents, occupancy data) so you can register with the council once the system goes live.

3. Consult a Planning Professional

   • Speak to a planning consultant familiar with Buckinghamshire to understand whether your building’s use class needs updating.

4. Check Your HMO Status

   • If your property could be an HMO, confirm whether you need a licence under Buckinghamshire’s policies.

   • Apply early if required — HMO licences can take time.

5. Re-evaluate Tax & Rates

   • Work with an accountant: the changes to FHL definitions and occupancy thresholds could affect whether you're taxed under business rates or council tax.

6. Use Professional Management

   • Partnering with a short-let manager (like Pass the Keys) can help you manage registration, bookings, compliance, and communication with councils.

FAQs 

1. Do I need planning permission now for a holiday let in the Chilterns?
Yes — if you rent your property for more than 90 nights in a year, planning permission may now be required under new rules.

2. Will all short-term lets need to register with Buckinghamshire Council?
Likely yes. A mandatory national registration scheme is being introduced, and local councils like Buckinghamshire Council are implementing it.

3. Does the new licensing affect my HMO?
If your property already qualifies as an HMO (5+ people in 2+ households), you must maintain or apply for a licence under HMO rules.

4. How do tax changes impact holiday lets in 2025?
The Furnished Holiday Let (FHL) regime is being tightened, which may reduce tax benefits for hosts unless you meet stricter criteria.

5. Could my lease or building management prevent me from registering?
Potentially. Not all leasehold agreements allow short-term letting, and management companies may enforce rules about holiday use.

6. When should I apply for planning permission or register?
As soon as possible. Given that new rules are already coming into effect, preparing your registration materials and assessing planning risk early is wise.

Conclusion: How Pass the Keys Chilterns Can Help

Navigating the licensing and registration changes in the Chilterns in 2025 can be daunting — but you don’t have to do it alone. Pass the Keys Chilterns offers:

• Expert advice on planning use class changes and whether you need permission

• Help registering your property with Buckinghamshire Council when the scheme goes live

• Support managing HMO licensing (if needed)

• Guest management, compliance checks (fire, safety, occupancy), and liability handling

• Strategic pricing and booking management to navigate the new tax and regulatory landscape

With on-the-ground expertise in the Chilterns, Pass the Keys helps you stay compliant, confident, and profitable through these regulatory shifts.