Introduction: Why Legal Compliance Matters More Than Ever in York

York’s popularity as a tourist destination makes it an ideal city for short-term letting, but hosting here isn't as straightforward as listing your home online. With increasing pressure on housing, rising complaints from residents, and national reforms on the horizon, it’s crucial that prospective hosts understand the evolving regulatory landscape. Whether you're letting out a spare room, your main residence, or a dedicated holiday home, staying legally compliant protects you, your guests, and your business.

In this guide, we break down the core legal, licensing, and safety requirements that apply to short-term rentals in York as of mid-2025—with expert commentary from Sam March, your local short-let specialist at Pass the Keys York.

1. Planning Permission and Article 4 Directions

Do I need planning permission to operate a short-term rental in York?

As of July 2025, planning permission is not automatically required to operate a short-term let in York, provided you are within permitted development rights. However, this may soon change.

What is Article 4 and how could it affect me?

The City of York Council is actively considering an Article 4 Direction, which would remove automatic permitted development rights for changing a home’s use from residential (C3) to short-term let (C5). If implemented, hosts would have to apply for planning permission before letting out properties short-term—even for 90 days or less.

This could be especially relevant in areas like:

• The city centre

• Historic core conservation zones

• Residential streets impacted by high tourist footfall

Sam March notes:

“York is reviewing how to balance tourism with housing availability. We’re advising all new hosts to factor Article 4 into their long-term plans and to avoid overcommitting without checking planning restrictions first.”

 

2. Licensing Requirements in York

Do I need a license to let my property short-term?

Currently, there is no city-wide licensing scheme for short-term rentals in York. But change is coming.

The UK government is rolling out a mandatory registration scheme for all short-term lets in England by 2026, with powers given to local councils to impose licensing in high-impact areas. York is one of several cities being considered for early pilot schemes, meaning:

• Hosts may soon need to apply for a license to operate legally.

• Licenses could involve safety certification, occupancy limits, and property inspections.

Sam March advises:

“While you don’t yet need a license, we recommend hosts prepare by gathering documents like electrical certificates and fire risk assessments. You’ll likely need these anyway for the upcoming national register.”

3. Guest Limits and Property Restrictions

Are there limits on guest numbers or property types?

While there are no official guest limits in York, hosts must:

• Accurately reflect sleeping capacity in listings

• Ensure beds and sleeping arrangements comply with safety and comfort standards

• Avoid letting to large groups unless the property is equipped for it

Party houses and large holiday homes (10+ guests) are attracting increasing scrutiny from the council, especially in quiet neighbourhoods. Complaints can result in enforcement action, especially under public nuisance or anti-social behaviour legislation.

Certain property types, such as:

• HMOs (Houses in Multiple Occupation), and

• Flats in conservation areas
  may come with their own restrictions.

4. Fire Safety and Building Regulations

What safety standards must my property meet?

Under the Fire Safety Order 2005 and the latest government guidance (2023 updates), all short-term let hosts must carry out a written Fire Risk Assessment, which should cover:

• Escape routes and exits

• Fire doors (FD30 rated)

• Smoke and heat alarms (interlinked across all rooms)

• Carbon monoxide detectors

• Emergency lighting (where required)

• Fire blankets and extinguishers in kitchens

Gas and Electrical Safety:

• An annual Gas Safety Certificate is legally required.

• An Electrical Installation Condition Report (EICR) must be conducted every 5 years.

• PAT testing is recommended for all portable appliances (kettle, microwave, etc.).

Failure to comply can result in:

• Voided insurance

• Council fines

• Prosecution in the event of an incident

Sam March emphasises:

“Safety compliance isn’t just about ticking boxes—it’s essential for peace of mind. We work closely with landlords to ensure their properties are fully assessed and certified before listing.”

5. Business Rates vs. Council Tax

Will my property be liable for business rates?

If your property is:

• Available for short-term let 140 days or more per year, and

• Actually let for 70 nights,
  it will be rated as a commercial property and subject to business rates instead of council tax.

However, small properties may qualify for Small Business Rate Relief (SBRR), meaning you pay little or no tax depending on your property’s rateable value.

Your responsibilities include:

• Registering with the Valuation Office Agency (VOA)

• Informing HMRC of your income (as a landlord or business)

6. Listed Buildings and Conservation Areas

Can I let a historic or listed property?

York is home to hundreds of Grade I, II, and II listed buildings* and multiple conservation areas. If your property falls into one of these categories:

• You may need Listed Building Consent to make alterations (e.g., fire doors, window locks, internal alarms)

• Even minor changes for safety or accessibility could trigger planning oversight

• Letting a listed home without proper consent may result in legal enforcement or fines

Pass the Keys York works with local contractors experienced in sensitive upgrades for historic homes.

Conclusion: Stay Ahead of Regulation with Expert Support

The legal framework for short-term letting in York is evolving rapidly. With potential Article 4 Directions, national registration requirements, and stricter enforcement of safety standards, it’s no longer viable to operate informally.

By working with a local expert like Sam March from Pass the Keys York, you get:

• Full support with legal compliance and licensing

• Assistance with safety certification and planning applications

• Dynamic pricing tools to ensure your property remains competitive and profitable

• End-to-end guest management

“Our goal is to help York’s homeowners unlock the value of their property—safely, legally, and with minimal hassle.” – Sam March, Pass the Keys York

If you’re considering becoming a short-let host in York, reach out today to find out how Pass the Keys can take care of everything—from guest bookings to council paperwork - www.passthekeys.com