With its Roman baths, iconic Royal Crescent, vibrant festivals, and UNESCO World Heritage status, Bath is one of the UK’s most desirable destinations. Tourists, business travellers, festival-goers, and students visit year-round, seeking high-quality accommodation close to the city centre, cultural landmarks, and green space.

But becoming a short-let host in a competitive city like Bath isn’t as simple as listing your property on Airbnb. Great hosting means pricing intelligently, providing professional standards, complying with evolving legislation, and being on-call for guests—day and night.

That’s where Pass the Keys Bath comes in.

Led by local property and hospitality expert Chris Hardwicke, we provide full-service short-let management tailored to Bath homeowners. Whether you own a Georgian flat near Great Pulteney Street or a townhouse in Widcombe, we make short-letting effortless, profitable, and professional.

👤 Meet Your Local Expert: Chris Hardwicke

Hi, I’m Chris, franchise owner of Pass the Keys Bath. I’ve spent over two decades in hospitality and property management, having worked with some of the city’s most respected boutique hotels—including No.15 Great Pulteney and The Bird. I bring this five-star experience into the short-let space, helping property owners achieve consistent income while delivering exceptional guest stays.

“As a Bath local, I understand the rhythm of this city—when the bookings spike, what guests want, and how to maintain properties at hotel-level standards. With Pass the Keys, we combine national tech and visibility with local service and accountability. It’s the best of both worlds.”

🏛 Why Bath Is Perfect for Short-Term Letting

Few cities offer as strong and steady a short-let opportunity as Bath:

🎯 Constant Demand

• 7+ million visitors annually, drawn to its architecture, wellness heritage, and events like Bath Literature Festival, Jane Austen Festival, and rugby at The Rec.

• A strong mid-week market from university visitors, consultants, and business travellers.

💷 Premium Nightly Rates

• Average daily rate for Airbnb in Bath is over £150, and premium properties easily exceed £200 per night during peak periods.

• Annual income for a well-located 2-bedroom flat typically reaches £35,000–£50,000+.

🗓 Year-Round Booking Potential

Unlike coastal destinations, Bath’s short-let demand doesn’t disappear outside summer. Conference events, university activities, and romantic winter breaks all keep occupancy rates high year-round.

🔧 What We Do for You: Full-Service Hosting

At Pass the Keys Bath, we handle everything for you—from the initial photoshoot to five-star guest care. Here’s what that includes:

📸 Listing Setup & Photography

• Professional photography to showcase your home’s best features.

• Custom-written listings optimised for Airbnb, Booking.com, Expedia, Vrbo, and more.

• A digital welcome guide for guests with access instructions and local tips.

💷 Dynamic Pricing

• Our pricing system uses AI to adjust nightly rates in real-time, based on demand, events, and competitor performance.

• Bath’s major events (Fringe Festival, Christmas Market, rugby season) are priced into your calendar automatically to maximise earnings.

👥 Guest Management

• All guest communication, vetting, check-in instructions, reviews, and support are handled by our trained team.

• We manage 24/7 emergency responses so you’re never disturbed with late-night issues.

🧹 Cleaning & Maintenance

• Hotel-quality cleans and linens arranged after every stay.

• Inventory checks and replenishments (e.g., toiletries, kitchen essentials).

• Post-clean photos uploaded to your Host Portal for full transparency.

• Maintenance and tradespeople coordinated locally by Chris if any issues arise.

📊 Real-Time Dashboard

• Access your online dashboard 24/7 to view:

  • Earnings in real time

  • Calendar availability

  • Guest reviews

  • Cleaning photos and reports

• You remain fully in control—pause bookings or block off personal-use dates anytime.

💷 Bath Income Potential: What Hosts Are Earning

⚖️ Compliance, Regulations & Tax: What You Need to Know

🏛 Planning & Licensing

• Currently, Bath & North East Somerset has no mandatory licensing scheme for short-lets.

• However, changes may be introduced in coming years, particularly around planning class usage. We stay on top of local council proposals and keep our hosts updated.

💼 Business Rates vs Council Tax

• If your property is available for 140+ nights/year and let for 70+ nights, you may qualify for business rates.

• Many hosts benefit from small business rate relief, often reducing rates to zero.

📉 Upcoming 2025 Tax Reform

• The Furnished Holiday Let (FHL) regime is ending in April 2025.

• From then, mortgage interest deductions will be restricted to basic-rate relief.

• Chris can refer you to trusted accountants who specialise in short-let taxation so you remain compliant and tax-efficient.

🙋 Frequently Asked Questions

Q: Can I still use my property?
Yes—simply block off the dates you want in your Host Portal. Many of our clients use their homes during the holidays and let them the rest of the year.

Q: What if something goes wrong?
We screen guests, take deposits (via Airbnb or Booking.com), and manage emergencies locally. In addition, you’re covered by Airbnb’s Host Guarantee and optional damage protection.

Q: Is there a minimum term?
No long-term contracts. You can start, pause, or stop our service with notice at any time.

Q: How soon can I go live?
Once we’ve done the onboarding, photography, and set pricing—typically within 7–10 days—your listing can go live across all platforms.

🏠 Host Success Story: A Bath Townhouse That Delivers

A 3-bedroom townhouse in Bear Flat joined Pass the Keys in late 2023. The owner previously rented long-term, earning ~£1,500/month. After switching to short-let:

• Nightly rate averaged £190

• Occupancy hit 78%

• Monthly income rose to over £3,500, even in shoulder seasons

• Guests praised the personal touches and cleanliness

“Chris and the team have been exceptional. I haven’t had to lift a finger—and I’m earning more than double what I used to with a long-term tenant.” – Host, Bear Flat

📞 Ready to Maximise Your Property’s Potential?

If you have a second home, city flat, or even just a spare apartment in Bath, now is the time to unlock its income potential with zero stress. With our hands-free hosting service and deep local expertise, you’ll enjoy:

✔ Higher income
✔ Total flexibility
✔ Professional guest care
✔ Complete peace of mind

👉 Book a free valuation
📅 Get a personal income estimate
📞 Or speak directly with Chris Hardwicke about getting started

Let Us Manage. You Earn More.

Whether you’re looking to boost income, improve occupancy, or just simplify the hosting experience, Pass the Keys Bath offers a professional, proven solution—with a local touch.