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.
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
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
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
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.
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.”
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.
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.