Introduction: Hosting in Wells Comes with Responsibility

Wells is known for its medieval charm, stunning cathedral, and peaceful countryside—making it an increasingly popular spot for UK holidaymakers. But with growing demand for holiday lets comes greater scrutiny from local authorities. Whether you're converting an annexe, letting your cottage part-time, or investing in a dedicated Airbnb property, you’ll need to stay ahead of evolving laws and licensing rules.

In this blog, we explain the key short-let regulations affecting Wells as of 2025, covering planning permission, licensing, safety compliance, and tax obligations. We also include expert insights from Anthony Joseph, your local holiday let partner at Pass the Keys Wells.

1. Planning Permission and Local Restrictions

Do I need planning permission to let a property short-term in Wells?

Currently, there is no formal Article 4 Direction in place in Wells, meaning you can usually let out your property on a short-term basis without applying for planning permission—as long as the use is occasional or secondary (e.g., less than 90 days per year).

However, the UK government is introducing a new “C5” use class for short-term lets, expected to be rolled out by late 2025. When implemented:

• All holiday lets could be classified separately from standard residential use

• Local councils like Mendip District Council (now under Somerset Council) may require planning permission for change of use, especially in residential areas

2. Licensing for Short-Term Rentals

Is a license required to operate a short-term let in Wells?

As of now, Wells does not have a mandatory licensing scheme for short-term rentals—but Somerset Council may introduce one under the government's proposed holiday let registration system.

The upcoming national framework is expected to:

• Require all hosts to register their properties

• Allow councils to introduce local licensing schemes for high-impact areas

• Include conditions around insurance, safety, guest numbers, and anti-social behaviour

If a licensing system is introduced in Wells, you may need to:

• Submit proof of fire and electrical safety

• Comply with limits on occupancy and use

• Renew your license every 1–3 years

3. Safety Standards and Compliance

What fire and safety rules must I follow?

Even without licensing, short-let hosts in Wells must meet national safety laws. This includes compliance with the Fire Safety Order 2005, which was updated in 2023 for short-term lets.

You must:

• Complete a written Fire Risk Assessment

• Install interlinked smoke and heat alarms in all living and sleeping areas

• Provide carbon monoxide detectors where fuel-burning appliances are present

• Supply fire blankets and extinguishers in kitchens

• Keep clear emergency exits and instructions in guest areas

For properties with multiple bedrooms or levels, additional fire safety measures—like FD30-rated doors or emergency lighting—may be required.

Gas and Electrical:

• Annual Gas Safety Certificate (mandatory)

• Electrical Installation Condition Report (EICR) every 5 years

• PAT testing for all plug-in appliances is strongly advised

4. Guest Limits and Property Type Rules

Are there limits on how many guests I can host?

There are currently no fixed occupancy limits for holiday lets in Wells. However, your advertised capacity must:

• Align with your safety assessment

• Avoid overcrowding (which can breach the Housing Act)

• Respect local neighbourhood conditions

Hosting large groups (e.g. for hen or stag parties) in residential streets is discouraged and may lead to complaints. Somerset Council has the authority to investigate and take action against properties causing nuisance or disruption.

Certain properties, such as:

• Flats within conservation areas

• Listed buildings
  may be subject to additional usage restrictions.

5. Business Rates vs. Council Tax

Should I pay council tax or business rates on my holiday let?

The distinction depends on usage:

• If your property is available to let 140+ nights a year and

• It is actually let for at least 70 nights,
  then it must be registered for business rates with the Valuation Office Agency (VOA).

In many cases, smaller properties may qualify for Small Business Rate Relief, meaning little or no tax is payable. If you don’t meet the letting thresholds, your property will remain under standard council tax.

Anthony Joseph recommends:

“Hosts should review their letting patterns annually. We can help you assess whether you’re liable for business rates and handle the registration process for you.”

 

6. Listed Buildings and Conservation Area Guidance

Can I run a holiday let from a historic or listed property?

Wells contains many listed cottages, Georgian townhouses, and conservation zones, especially near:

• Vicars' Close

• The Bishop’s Palace

• The Cathedral Quarter

If your property is Grade I or II listed, or lies in a conservation area, you may need:

• Listed Building Consent for alterations (e.g., fire doors, alarm installation)

• To preserve architectural features when adapting the home for guests

• Specialist approvals for signage, external bins, lighting, etc.

Pass the Keys Wells works with local contractors familiar with listed property requirements and can help navigate planning permissions.

Conclusion: Navigate Wells’ Regulations with Expert Support

The short-let landscape in Wells is changing. While 2025 doesn’t yet bring formal licensing or Article 4 restrictions, the government’s reforms are pushing towards greater local oversight, registration, and professional standards.

If you’re thinking of listing your home or investment property on Airbnb, you don’t have to face the red tape alone. At Pass the Keys Wells, Anthony Joseph and his team offer:

• Hands-on help with legal compliance and safety

• Guidance on business rates and planning applications

• Full-service property management, from guest vetting to cleaning

“We help hosts make the most of their property without the legal headaches. If you're ready to let in Wells, we’re ready to support you.” – Anthony Joseph, Pass the Keys Wells

Get in touch today - www.passthekeys.com - to find out how Pass the Keys can help you launch a compliant, successful, and stress-free short-let in the beautiful city of Wells.