Do I need a tenancy agreement for a holiday let?

A UK holiday let does not create a tenancy, but you should still have a written agreement setting out the terms in England and Wales. This protects both the British owner and the guest and provides a clear record of what was agreed.

Does the guest have tenancy rights?

No, provided the letting is genuinely for holiday purposes in England and Wales. UK holiday lets are excluded from the Housing Act 1988, so the British guest does not have the statutory protections of a residential tenant and does not need to be evicted through court proceedings under English law.

Do I need to protect the damage deposit?

No. UK tenancy deposit protection rules only apply to assured shorthold tenancies in England and Wales. A damage deposit for a British holiday let does not need to be placed in a government-authorised scheme.

Is there a maximum length for a holiday let?

There is no fixed statutory maximum, but the UK letting must be genuinely for holiday purposes in England and Wales. Lettings of more than a few weeks may be questioned by British courts under English law. In London, short-term lets are limited to 90 nights per calendar year without planning permission.

Do I need an EPC for a holiday let?

An EPC is not required for UK holiday lets where the British property is rented out for less than four months per year in England and Wales. If the property is available for longer periods, an EPC may be required depending on the circumstances.

Can I refuse guests with pets or children?

Generally yes. UK holiday lets are not subject to the same anti-discrimination rules as residential lettings regarding pets. However, you cannot discriminate on the basis of protected characteristics under the UK Equality Act 2010 in England and Wales.

What insurance do I need?

Standard home insurance typically does not cover UK holiday letting. You should arrange specialist British holiday let insurance that covers public liability, property damage, loss of rental income, and guest personal effects in England and Wales.

Do I need to register with the local authority?

Registration requirements vary by area across Britain and are evolving. The UK government has proposed a mandatory national registration scheme for short-term lets in England and Wales. Check with your British local authority for current requirements in your area.

Rental & PropertyUnited Kingdom

Free Short-Term Holiday Let Agreement Template

A professionally drafted holiday let agreement for property owners in England and Wales. Ideal for short-term vacation rentals, Airbnb, and serviced accommodation.

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SHORT-TERM HOLIDAY LET AGREEMENT

Holiday Let · Housing Act 1988 Sch 1 Para 9 · United Kingdom

HOST

Sarah Thompson

14 Harbour View, Scarborough YO11 1PD

By: sarah.thompson@example.co.uk · 07700 900456

LEAD GUEST

James Mitchell

42 Oak Street, Leeds LS1 4AB

By: james.mitchell@example.co.uk · 07800 123456

2026-07-26 → 2026-08-02

GBP 1,260.00 · Max guests: 4

This Short-Term Holiday Let Agreement (this "Agreement") is made on 2026-06-10 between Sarah Thompson (the "Host") and James Mitchell (the "Lead Guest") in respect of the short-term letting of the property identified below. This Agreement creates a holiday letting arrangement excluded from the assured tenancy regime by paragraph 9 of Schedule 1 to the Housing Act 1988. No tenancy, security of tenure or statutory periodic tenancy is created. The parties agree as follows:

PROPERTY AND STATUS

The Host grants the Lead Guest a non-exclusive licence to occupy the property at Seagull Cottage, 3 Pier Road, Whitby YO21 3PU for holiday purposes only (Cottage). This Agreement does not create an assured or assured shorthold tenancy (Housing Act 1988 Sch 1 para 9) and no security of tenure under the Landlord and Tenant Act 1954 arises. The Host retains the right to provide housekeeping and access as reasonably required for the management of the property.

LET PERIOD AND OCCUPANCY

The letting shall commence on 2026-07-26 (check-in from 3:00 PM) and conclude on 2026-08-02 (check-out by 10:00 AM). The maximum number of guests permitted to occupy the property at any time is 4. The Lead Guest is responsible for all members of their party. Overstaying is a material breach entitling the Host to recover possession and charge the pro-rated nightly rate plus reasonable costs.

RENTAL FEE AND DAMAGE DEPOSIT

The total rental fee for the let period is GBP 1,260.00, payable in cleared funds in accordance with the booking confirmation. A refundable damage deposit of GBP 300.00 is also payable and will be returned within 14 days of check-out, less any properly evidenced deductions for damage beyond fair wear and tear, cleaning outside normal housekeeping, or unpaid charges. The damage deposit is held as stakeholder and is not a tenancy deposit within the meaning of the Housing Act 2004. The Host will provide a clear VAT-inclusive total in writing before check-in in accordance with the Consumer Protection from Unfair Trading Regulations 2008.

CONSUMER RIGHTS

Where the Lead Guest is a consumer, the Host provides its services with reasonable care and skill in accordance with section 49 of the Consumer Rights Act 2015. Nothing in this Agreement excludes or limits any right of the Lead Guest under Chapter 4 of Part 1 of the Consumer Rights Act 2015, section 2 of the Unfair Contract Terms Act 1977 (death and personal injury), or any other right that cannot lawfully be excluded. The Host has informed the Lead Guest of the total price and the main characteristics of the service in compliance with the Consumer Contracts (Information, Cancellation and Additional Charges) Regulations 2013.

HOUSE RULES

No pets are permitted, save for assistance dogs required under the Equality Act 2010. Smoking (including e-cigarettes and vaping) is strictly prohibited throughout the property. Breach is a material breach and the damage deposit may be forfeited to cover deep-cleaning costs. Quiet hours are observed from 10:00 PM to 8:00 AM in accordance with local noise-nuisance standards under the Environmental Protection Act 1990 Part III. A fee of 25 per night applies per extra guest beyond the stated maximum, subject to the Host's prior written approval.

Additional rules: No shoes indoors. Please place bin bags in the rear bin store.

CANCELLATION POLICY

Cancellations more than 30 days before check-in: full refund. Cancellations 7-30 days before check-in: 50% refund. Cancellations within 7 days of check-in: non-refundable. The Lead Guest's statutory right to withdraw within 14 days of booking under the Consumer Contracts (Information, Cancellation and Additional Charges) Regulations 2013 is expressly preserved where the service has not yet commenced.

DAMAGE LIABILITY

The Lead Guest shall be responsible for any damage to the property, its fixtures, fittings, furniture or contents beyond fair wear and tear during the let period, whether caused by the Lead Guest or any member of their party. Damage must be reported to the Host as soon as it is discovered. This clause is subject to section 57 of the Consumer Rights Act 2015 (liability cannot be unreasonably restricted for consumer contracts).

ADDITIONAL CONDITIONS

No stag or hen parties. Report any damage immediately.

PLANNING AND USE CLASS

The property remains in planning Use Class C3 (dwellinghouse) under the Town and Country Planning (Use Classes) Order 1987 as amended. Where short-term letting frequency may constitute a material change of use under the Town and Country Planning Act 1990 s.55, the Host is solely responsible for obtaining any required planning permission.

10.

FIRE, GAS AND ELECTRICAL SAFETY

The Host confirms that: (a) the property complies with the Regulatory Reform (Fire Safety) Order 2005 including a suitable and sufficient fire risk assessment for the common parts; (b) a current Landlord Gas Safety Record (CP12) under regulation 36 of the Gas Safety (Installation and Use) Regulations 1998 is in place; (c) a current Electrical Installation Condition Report (EICR) aligned with the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 is in place; (d) smoke and carbon monoxide alarms are installed and tested as required by the Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (as amended 2022).

11.

DATA PROTECTION

The Host processes the Lead Guest's personal data as data controller on the lawful bases of contract performance (UK GDPR Art.6(1)(b)) and legitimate interests (UK GDPR Art.6(1)(f)). Data is used only for booking administration, safety and tax compliance and retained for the period required by law.

12.

TAX AND BUSINESS RATES POSITION

The Host is solely responsible for the correct tax treatment of rental income. The parties acknowledge that the Furnished Holiday Lets regime under Part 3 Chapter 6 of the ITTOIA 2005 (and the equivalent CTA 2009 provisions) is abolished with effect from 6 April 2025 pursuant to the Finance Act 2024. Where the property is let for 140 nights or more in a qualifying year, it may be rated for business rates under the Non-Domestic Rating (Alteration of Lists) Regulations 2005 rather than subject to council tax; otherwise council tax (with any applicable second-home surcharge) applies.

13.

GOVERNING LAW AND JURISDICTION

This Agreement is governed by and shall be construed in accordance with the law of England and Wales. The courts of England and Wales have non-exclusive jurisdiction to settle any dispute or claim arising out of or in connection with it. A person who is not a party to this Agreement has no rights under the Contracts (Rights of Third Parties) Act 1999 to enforce its terms.

IN WITNESS WHEREOF, the parties have executed this Agreement as of the Effective Date first written above.

HOST

Sarah Thompson

Date: ____________________

LEAD GUEST

James Mitchell

Date: ____________________

What Is a Short-Term Holiday Let Agreement?

A short-term holiday let agreement is a contract between a property owner and a guest for the temporary occupation of a property for holiday purposes. These agreements are specifically designed for lettings that do not create an assured shorthold tenancy, as the property is let for the purpose of a holiday rather than as the occupant main residence.

Holiday lets are excluded from the Housing Act 1988 by Schedule 1, paragraph 9, meaning the occupant does not gain the statutory protections of a residential tenant. This gives the property owner greater flexibility in setting terms, managing the property, and recovering possession at the end of the agreed period.

With the growth of platforms such as Airbnb and Booking.com, UK holiday let agreements have become increasingly important for British property owners who want a clear written agreement governing the stay. The agreement covers the booking period, rental charge, house rules, cancellation policy, damage deposit, and the responsibilities of both parties in England and Wales.

What's Covered in This Template

Doxuno's holiday let agreement template covers all the essential terms for a professional and legally sound short-term rental arrangement.

Guest and Owner Details

Full names and contact information for the property owner (or manager) and the guest.

Property Description

Address, type of property, number of bedrooms, and maximum occupancy allowed.

Booking Period

Check-in and check-out dates and times for the stay.

Rental Charge

Total price for the stay, payment schedule, and what is included (utilities, linen, cleaning).

Damage Deposit

Any security deposit or damage bond required, and conditions for its return.

Cancellation Policy

Terms for cancellation by either party, including refund provisions and notice requirements.

House Rules

Rules covering noise, smoking, pets, parties, parking, and use of facilities.

Guest Responsibilities

Obligations to maintain the property, report damage, and respect neighbours.

Owner Responsibilities

Obligations to provide the property in a clean, safe condition with all amenities as described.

Liability and Insurance

Limitations on the owner liability and recommendations for the guest to have travel insurance.

Holiday Purpose Declaration

Express confirmation that the letting is for holiday purposes only, not as the guest main residence.

Key Arrangements

How and when keys or access codes will be provided and returned.

How to Create Your Holiday Let Agreement

Follow these steps to create a clear holiday let agreement that protects your property and sets expectations for your guests.

1
Enter property and booking details
Provide the property address, description, maximum occupancy, check-in and check-out dates and times, and the total rental charge.
2
Set the financial terms
Specify the total price, any deposit required, payment schedule, and what is included in the rental charge (cleaning, linen, utilities).
3
Define cancellation terms
Set clear cancellation policies including notice periods and refund amounts for cancellations at different stages before the booking.
4
Establish house rules
Include rules about noise levels, smoking, pets, maximum guests, parties, parking, and any UK property-specific restrictions. British holiday let owners in England and Wales commonly enforce house rules as a condition of the booking.
5
Send to the guest
Generate the PDF and send it to the guest before their arrival. Ideally, the guest should sign and return a copy before or at check-in.

Legal Considerations

Holiday lets have a distinct legal framework from residential tenancies. Property owners should understand the key differences and regulatory requirements.

This template is for informational purposes only and does not constitute legal advice. Consult a qualified solicitor for advice specific to your situation.

Reviewed for England & Wales law

Holiday Let Exclusion

Lettings for the purpose of a holiday are excluded from the assured tenancy regime by Schedule 1, paragraph 9 of the UK Housing Act 1988. The British agreement should clearly state that the letting is for holiday purposes to ensure this exclusion applies in England and Wales. If the letting is found not to be genuinely for holiday purposes, the occupant may gain tenancy rights under English law.

Planning Permission

In some areas of England and Wales, using a residential property as a short-term holiday let may require planning permission for a change of use. London has a 90-night limit per calendar year for short-term lets under the UK Deregulation Act 2015, unless planning permission has been obtained. Other British local authorities may have similar restrictions.

Health and Safety

UK holiday let owners must comply with British health and safety regulations including gas safety (annual gas safety check), fire safety (working smoke and carbon monoxide alarms, fire extinguisher, fire blanket), and electrical safety in England and Wales. Furniture must comply with the UK Furniture and Furnishings (Fire) (Safety) Regulations 1988.

Tax Considerations

Income from UK holiday lets is subject to income tax. British properties that qualify as furnished holiday lettings (FHL) may benefit from certain tax advantages including capital allowances and business rates relief. The property in England and Wales must be available for letting for at least 210 days per year and actually let for at least 105 days to qualify under UK tax rules.

Frequently Asked Questions

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