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
- Fire risk assessment completed and documented; smoke/heat/CO detection installed to spec. gov.uk
- Gas Safety (annual) and EICR (at least 5-yearly) up to date; manuals and check-in safety notes for guests.
- Mortgage/insurance approvals in writing for short-term letting.
- Lease review (if leasehold) for any short-let restrictions.
- 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)
- Register your property under the new England short-let register once available; keep your listing data tidy to match the register fields. gov.uk
- Track nights if letting your own main home occasionally—rules are expected to treat this differently from dedicated holiday lets. gov.uk
- 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.