Running a successful short-let in Brighton means getting two things right: compliance and consistency. Below is a practical, up-to-date guide to the rules affecting Brighton & Hove short-term rentals-plus expert perspectives and an actionable checklist to keep your property compliant while maximising rental income with professional Airbnb management and a full service short-let approach.

1) The current regulatory landscape

Where we are today (Brighton & Hove):
Brighton & Hove City Council has been actively exploring additional controls on short-term holiday lets due to housing pressure and community impact. In 2025, councillors backed proposals to improve local data and lobby for more powers to manage the sector; formal Brighton-specific licensing has not been introduced, but scrutiny is increasing and changes are possible. brighton-hove.gov.uk+2Brighton and Hove News+2

What’s changing nationally (England):
The UK Government has confirmed a national, mandatory registration scheme for short-term lets in England and signalled planning rule changes (including a new use class) so local authorities can better control growth in hotspots. Further operational detail is being rolled out following the 2023–24 consultations. hansard.parliament.uk+2gov.uk+2

What this means for hosts in Brighton now: you should prepare to register your property once the system goes live and be ready for potential local planning controls if Brighton & Hove adopts tighter measures after the national framework lands. gov.uk

2) Planning permission & “use class” basics

• In England, the Government has set out plans so that dedicated short-term lets can be placed in a distinct planning “use class” (often discussed as “C5”), with changes from standard dwellings (C3) treated as a material change of use-meaning you may need planning permission depending on how Brighton & Hove implements the rules locally. Keep an eye on council updates as national measures progress. gov.uk+1
  
  
• Separately, owners who let out their own main home on a short-term basis for limited nights may fall under lighter-touch rules than year-round commercial holiday lets-another reason accurate record-keeping is essential once registration goes live. gov.uk
  
  

3) Safety & legal compliance (applies now)

Regardless of planning status, safety law already applies when you host paying guests:

• Fire safety: Follow the Home Office guide Making your small paying guest accommodation safe from fire (risk assessment, detection/alarms, escape routes, documentation). Larger/more complex premises have additional duties. gov.uk
  
  
• Gas & electrical: Annual Gas Safety check (where applicable) and 5-yearly Electrical Installation Condition Report (EICR) are standard expectations for compliant operators. (Industry practice referenced alongside Home Office fire guidance.) gov.uk
  
  
• Insurance & mortgages: Confirm your policy and lender explicitly permit short-term lets-many standard residential products exclude holiday-let activity. (Good-practice reminder; verify with your provider.)
  
  
• Leasehold restrictions: Brighton has many flats; check your lease for any prohibition on short-lets before you list. (Good-practice reminder.)
  
  

Local fire services (and specialist insurers) also reference the same Home Office guidance for holiday lets-use their checklists to validate your set-up. dsfire.gov.uk+1

4) Industry expert views

• Short Term Accommodation Association (STAA) - on registration:
  “We welcome Government plans for a registration scheme for short-term holiday lets.” Registration provides clarity for hosts and better data for councils in hotspots. ukstaa.org
  
  
• Sector balance & consistency:
  In Parliament, ministers confirmed a national mandatory register is coming; cross-party discussions also cite broad support-including from platforms-for a clear, consistent approach so communities and tourism can both benefit. hansard.parliament.uk+1
  
  
• Platform perspective (Airbnb):
  Airbnb’s UK leadership has publicly supported a register that gives local authorities the data they need while giving hosts clear rules. Reuters
  
  
• Policy design caution (STAA commentary):
  The STAA has cautioned that fragmented, locally-run schemes could become complex; the preference is for a single national framework to avoid confusion and unintended consequences. Property Industry Eye
  
  

These perspectives underscore why a professional, documented compliance approach is a competitive advantage in Brighton.

5) Brighton-ready compliance checklist

Now

1. Fire risk assessment completed and documented; smoke/heat/CO detection installed to spec. gov.uk
   
   
2. Gas Safety (annual) and EICR (at least 5-yearly) up to date; manuals and check-in safety notes for guests.
   
   
3. Mortgage/insurance approvals in writing for short-term letting.
   
   
4. Lease review (if leasehold) for any short-let restrictions.
   
   
5. Guest management plan (noise, bins, keys, neighbour comms) to reduce complaints—important given heightened local scrutiny. brighton-hove.gov.uk
   
   

Next 6–12 months (as the national scheme goes live)

1. Register your property under the new England short-let register once available; keep your listing data tidy to match the register fields. gov.uk
   
   
2. Track nights if letting your own main home occasionally—rules are expected to treat this differently from dedicated holiday lets. gov.uk
   
   
3. Monitor Brighton & Hove updates on any planning Article 4-style controls or policy changes targeting saturated areas. brighton-hove.gov.uk
   
   

6) Maximising rental income—without risking compliance

A full service short-let partner can improve yield while protecting your licence-to-operate:

• Revenue management: Dynamic pricing across seasonality, events, and lead times improves occupancy and ADR (average daily rate).
  
  
• Professional listing & photography: Increases conversion and ranking in search results.
  
  
• Ops excellence: Hotel-style housekeeping, linen, and maintenance lower cancellation/complaint risk—critical in a city under policy scrutiny.
  
  
• Guest screening & neighbourhood etiquette: Reduces noise/waste issues and helps maintain good community relations—important as the council evaluates future controls. brighton-hove.gov.uk
  
  

With expert Airbnb management, hosts typically see steadier performance as regulations evolve-because the fundamentals (safety, documentation, communication) are already in place.

7) FAQs

Do I need a licence to run a short-term let in Brighton?
As of October 2025, Brighton & Hove has not introduced a city-wide licensing scheme for short-lets like Scotland’s. However, the national registration scheme for England is proceeding, and the council is actively assessing further local measures. hansard.parliament.uk+1

Will I need planning permission?
Under Government plans, dedicated short-term lets may sit in a separate “use class” so changes from normal residential use can be managed via planning. Watch for local adoption/thresholds; some properties may require permission depending on intensity and location. gov.uk+1

What safety rules apply today?
Fire safety law applies to paying guest accommodation now; follow the Home Office guide and maintain Gas Safety/EICR records. gov.uk

8) How Pass the Keys Brighton can help

As Brighton’s leading full service short-let specialist, we combine compliance-first onboarding with revenue science to keep you protected while maximising rental income:

• Property readiness audit (fire, access, manuals)
  
  
• Legal/insurance sign-off checks
  
  
• Dynamic pricing & multi-platform distribution
  
  
• Hotel-grade operations & 24/7 guest support
  
  
• Neighbour communication and incident response
  
  
• Monthly owner statements and quarterly performance reviews
  
  

Sources & further reading

• UK Government: national registration scheme & planning measures for short-term lets (England). gov.uk+1
  
  
• Brighton & Hove City Council: local steps considering more powers/data on short-lets. brighton-hove.gov.uk
  
  
• Home Office: Fire safety for small paying guest accommodation (applies now). gov.uk
  
  
• Industry perspectives: STAA statements on registration; Airbnb UK comments supporting a register. ukstaa.org+1
  
  

Thinking of starting a Brighton short-let?

We can audit your property against current requirements, get you “registration-ready”, and put a high-performing Airbnb management plan in place.