Blackpool Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Blackpool

Blackpool is a popular seaside resort town in Lancashire, England that attracts millions of visitors each year. With its iconic Blackpool Tower, sandy beaches, and lively promenade, the town has long been a destination for holidaymakers. In recent years, the rise of short-term rental platforms like Airbnb and Vrbo has allowed homeowners to capitalize on this tourism by renting out their properties or spare rooms.

However, it's important for prospective short-term rental hosts in Blackpool to understand and comply with the local regulations governing this type of accommodation. The rules aim to balance the economic benefits of short-term rentals with concerns around housing availability, neighborhood impacts, and public safety.

The main policy for Airbnb rentals in Blackpool is that hosts are required to obtain planning permission from the Blackpool Council to operate a short-term let. This applies to entire homes or apartments being rented out, not just spare rooms. Failure to secure proper planning approval can result in enforcement action and fines.

In 2017, Blackpool released supplementary planning guidance that designated specific "Holiday Accommodation Areas" (HAAs) where short-term rental properties are more accepted. These areas include the Town Centre, Resort Core, Cliffs, North Town Centre, South Town Centre, Foxhall, South Beach, and Pleasure Beach North zones.

Even within the defined HAAs, Blackpool Council evaluates short-term rental applications on a case-by-case basis, considering factors like:

• The size of the property and number of guests
• Availability of adequate parking and outdoor space
• Potential noise impacts on neighboring properties
• General character and existing uses in the surrounding area

Essentially, larger vacation rental homes may not be permitted in denser residential neighborhoods due to higher likelihood of disruptions.

Outside the designated HAAs, it is very difficult to obtain planning approval for an entire home short-term rental. The council aims to protect housing stock and residential amenity in those areas.

In addition to planning requirements, Blackpool has taken enforcement action against unlicensed short-term rental operators. In 2022, the council expressed concerns over the surge of unregulated holiday lets, citing issues like excessive noise, uncollected waste, lack of safety compliance, and missed tax revenue.

Short-Term Rental Licensing Requirement in Blackpool

To operate a legal short-term rental in Blackpool, hosts must obtain planning permission as mentioned above. However, there is no separate licensing system specifically for short-term rentals at this time.

Some types of rental accommodations do require a license from Blackpool Council under the Housing Act 2004, such as:

1. Houses in Multiple Occupation (HMOs) - Properties rented to 3 or more unrelated people who share facilities like kitchens and bathrooms.
2. Certain larger "houses in multiple occupation" may need a mandatory HMO license.
3. Smaller HMOs in Blackpool's designated Central Area also require an additional property license.

While entire home vacation rentals don't technically fall under the HMO definition, Blackpool has signaled it may introduce a formal registration and licensing scheme for short-term rental properties in the future.

As one local landlord advice site states: "You must check to see if a license is required for your property. It is a criminal offense carrying a maximum fine of £20,000 to operate an HMO without a license if it requires one."

Beyond planning and potential future licensing, short-term rental hosts must also ensure their properties comply with safety regulations around:

1. Gas safety certificates
2. Electrical installation condition reports
3. Adequate fire safety provisions like smoke alarms and fire doors
4. Furniture and furnishing fire safety standards

Essentially, while no specific short-term rental license exists yet in Blackpool, hosts must navigate a web of existing residential rental laws and obtain planning approval to operate legally. Failure to do so can result in fines and enforcement action by the council.

As short-term rental activity continues growing, Blackpool may follow the lead of other cities in implementing a comprehensive licensing or registration system to more effectively monitor and regulate the industry. But for now, the priority is securing planning permission for vacation rental use.

Required Documents for Blackpool Short-Term Rentals

To operate a legal short-term rental in Blackpool, hosts must obtain the necessary planning permission and ensure their property meets various safety and quality standards. Here are some of the key documents and certifications required:

1. Planning Permission: Hosts must secure planning approval from the Blackpool Council to change the use of a residential property to serviced holiday accommodation. This is a critical first step, as operating without proper planning permission is considered unlawful.
2. Fire Safety Certificates: Short-term rental properties must comply with fire safety regulations. This includes having working smoke detectors, fire extinguishers, and clearly marked emergency exits. Hosts may need to provide fire safety certificates to demonstrate compliance.
3. Gas Safety Certificate: If the property has any gas appliances, a valid Gas Safety Certificate is required. This must be renewed annually by a registered Gas Safe engineer to ensure all gas equipment is safe and functioning properly.
4. Electrical Installation Condition Report (EICR): An EICR is recommended to confirm the safety of the property's electrical system. This should be completed by a qualified electrician every 5 years or upon change of occupancy.
5. Energy Performance Certificate (EPC): An EPC rates the energy efficiency of the property and is required for all rental properties. The certificate is valid for 10 years.
6. Proof of Ownership or Lease Agreement: Hosts must provide evidence that they own the property or have permission from the owner to use it for short-term rentals. A copy of the property deed or a lease agreement specifying that subletting is allowed may be required.
7. Liability Insurance: While not legally mandated, having appropriate liability insurance coverage is strongly advised to protect hosts in case of accidents or damages. Some booking platforms require proof of insurance.
8. Floorplans and Occupancy Limits: When applying for planning permission, hosts typically need to submit detailed floorplans showing the layout and room sizes. The Council will use this to determine the maximum occupancy allowed, which is often a condition of the planning approval.

In addition to these formal documents, hosts should also prepare essential information for guests, such as:

1. Emergency contact details for the host or property manager
2. House rules outlining expectations around noise, smoking, pet policies, etc.
3. Appliance manuals and instructions for operating heating, locks, etc.
4. Local area guides with recommendations for dining, attractions, and services

Having all the necessary legal documents in order is crucial for running a compliant short-term rental business in Blackpool. Hosts should work closely with the Council and other local authorities to ensure they understand and meet all the requirements before welcoming guests.

Blackpool Short-Term Rental Taxes

When operating a short-term rental in Blackpool, it's important to understand your tax obligations at both the local and national levels. Here's an overview of some key tax considerations:

Council Tax

If you are providing short-term rental stays in Blackpool, you will typically be required to pay council tax on the property, even if you may be eligible for a reduction or exemption. Council tax is a local tax that helps fund services like waste management, schools, and infrastructure. However, specific circumstances can vary, so it's best to check with the Blackpool Council to understand your council tax obligations.

Business Rates

In England, properties that are available for short-term rental for 140 days or more per year are generally considered "self-catering" and may be subject to business rates instead of council tax. Business rates are based on the property's "rateable value" which is determined by factors like size, location, and rental income potential.

As of 2024, self-catering properties must also be actually let for at least 70 days per year to qualify for business rates. If you only operate seasonally, this is taken into account when calculating the rateable value. There are no additional reductions for being closed during the winter months.

Income Tax

Income earned from short-term rentals is subject to income tax. You will need to declare your rental income on your Self Assessment tax return. However, there are certain tax-free allowances available:

1. The Rent-a-Room Scheme allows you to earn up to £7,500 per year tax-free from renting out space in your main residence (halved if you share the income with a partner).
2. Alternatively, hosts can claim a £1,000 tax-free allowance on income earned from hosting. However, you cannot claim both this allowance and Rent-a-Room relief on the same income.

VAT

If your short-term rental income exceeds £85,000 per year, you may need to register for and charge VAT at the standard rate of 20%. This applies to the provision of holiday accommodation.

It's important to keep accurate records of your rental income and expenses to properly calculate and report your tax liabilities. Consulting with a qualified tax professional can help ensure you are complying with all applicable rules.

While there are some tax reliefs available, the rules can be complex. Short-term rental hosts in Blackpool should do their due diligence to understand their obligations and stay up-to-date with any changes in tax law or local regulations that could impact their business.

England Wide Short-Term Rental Rules

The regulation of short-term rentals in England is undergoing significant changes in 2024. The UK government has announced new measures to address concerns about the impact of the growing short-term rental market on housing availability and local communities.

The key components of the new England-wide short-term rental rules include the following:

1. Mandatory Planning Permission: Owners of properties used for short-term rentals will be required to obtain planning permission from their local council. A new "use class" will be created specifically for short-term lets that are not used as a primary residence. Existing short-term rentals will be automatically reclassified into this new use class and will not initially require planning permission.
2. National Registration Scheme: A mandatory national register for short-term rental properties will be established. This will provide local authorities with vital data on the number and location of short-term rentals in their area, enabling them to monitor the impact on housing stock and community well-being.
3. 90-Day Exemption: Homeowners will still be allowed to rent out their primary residence for up to 90 days per year without requiring planning permission. This is in line with the existing rules in London.
4. Permitted Development Rights: The government plans to introduce "permitted development rights" that would allow properties to change between residential use and short-term rental use. However, local councils will have the power to suspend these rights in areas where short-term rentals are having a significant negative impact.

These new regulations are expected to come into effect in the summer of 2024. They will apply to short-term rental properties listed on platforms like Airbnb and Vrbo, but will not affect hotels, hostels, or traditional bed and breakfasts.

The changes have been generally welcomed by industry groups and local authorities as a step towards better management of the short-term rental sector. However, some have argued that the measures do not go far enough to address the loss of long-term housing stock in popular tourist destinations.

Property owners who currently operate or plan to start short-term rentals in England will need to familiarize themselves with these new rules and ensure they comply with the registration and planning permission requirements. Failure to do so could result in enforcement action and penalties from local councils.

As the implementation details are finalized, it will be important for all stakeholders - hosts, platforms, local authorities, and communities - to work together to strike the right balance between supporting the tourism economy and protecting access to affordable housing for local residents.

Does Blackpool Strictly Enforce STR Rules?

Based on discussions among short-term rental hosts on forums like Reddit and Bigger Pockets, it appears that Blackpool is taking a stricter approach to enforcing STR regulations compared to some other UK cities. The general consensus is that operating an unlicensed or non-compliant short-term rental in Blackpool carries a real risk of enforcement action and penalties.

As one Reddit user noted, "Blackpool Council seems to be cracking down harder than other places. I know a few hosts who got hit with daily fines until they either got planning permission or shut down their rental." Another host commented, "The council is definitely monitoring the STR market closely. They're cross-referencing listings with approved planning applications. Not worth the risk of operating under the radar, in my opinion."

On Bigger Pockets, an experienced host shared, "We considered buying a property in Blackpool for Airbnb but decided against it after looking into the rules. The council is actively addressing the surge in unregulated rentals and seems to follow through on enforcement. It's not the most STR-friendly market unless you're fully compliant."

However, some hosts mentioned that there are still many properties operating as STRs without proper planning permission, particularly in the busier tourist areas. "You'll find a good number of listings that probably aren't fully above board, but I think the council is starting to take a harder line," one Redditor observed.

The general advice from hosts is that Blackpool is less Airbnb-friendly than some other popular UK destinations, and anyone considering operating there should be prepared for council oversight and potential enforcement. Obtaining planning permission, complying with all regulations, and being a responsible operator is strongly recommended. The income potential may not justify the costs and risks of non-compliance.

In summary, while Blackpool has a significant number of STRs, the council appears to be more proactive about enforcement than certain other cities. Unregulated rentals have led to issues like noise, waste, and anti-social behavior, prompting the council to take action. Hosts should assume the rules will be enforced and that operating without planning approval is risky. For those reasons, Blackpool is better suited to professional STR operators willing to fully comply than casual hosts looking to fly under the radar.

How to Start a Short-Term Rental Business in Blackpool

Starting a short-term rental business in Blackpool requires careful planning and compliance with local regulations. Here are the key steps to get started:

1. Determine if your property is located in an approved area for short-term rentals. The Blackpool Council has designated specific Holiday Accommodation Areas (HAAs) where serviced holiday accommodation is more readily permitted. These include the Town Centre, Resort Core, The Cliffs, North Town Centre, South Town Centre, Foxhall, South Beach, and Pleasure Beach North zones.
2. Apply for planning permission from the Blackpool Council. This is required to change the use of a residential property to serviced holiday accommodation. Submit detailed plans, including floorplans showing the layout and occupancy of each unit. Be prepared to demonstrate how your property will meet the Council's standards for quality, safety, and neighborhood compatibility.
3. Ensure your property meets all fire safety requirements. Install working smoke detectors, fire extinguishers, and clearly marked emergency exits. Address any other fire safety deficiencies identified by the Council.
4. Obtain necessary licenses and permits. While Blackpool does not currently have a specific short-term rental license, you may need other general business licenses or permits. Check with the Council's planning and licensing departments for guidance.
5. Register for and collect VAT if your annual turnover exceeds £85,000. Short-term rental income is subject to the standard VAT rate of 20% in the UK.
6. Determine your target market and create a pricing strategy. Research comparable rentals in Blackpool to set competitive rates. Consider factors like seasonality, events, and amenities when adjusting prices.
7. Invest in quality furnishings, linens, and amenities to create an attractive and comfortable space for guests. Ensure your property meets the Council's minimum standards for space, facilities, and maintenance.
8. Create a comprehensive listing with professional photos, detailed descriptions, and clear house rules. Highlight your property's unique features, location, and proximity to Blackpool's attractions.
9. List your property on popular booking platforms like Airbnb, Vrbo, and Booking.com. Utilize multiple channels to maximize exposure, but be sure to synchronize calendars to avoid double bookings.
10. Establish a system for cleaning, maintenance, and guest communication. Hire reliable cleaners and maintenance staff or consider using a property management service. Be responsive to guest inquiries and have a plan for handling issues that may arise.
11. Implement noise control measures and set clear expectations for guests regarding neighborhood courtesy. Be proactive in managing potential disturbances to avoid complaints from residents.
12. Keep accurate records of all income and expenses for tax purposes. Consider working with an accountant familiar with short-term rental regulations and deductions.

By following these steps and staying informed of any changes to Blackpool's short-term rental policies, you can launch a compliant and successful vacation rental business. Prioritize quality, safety, and neighborhood compatibility to provide a positive experience for both guests and the local community.

Who to Contact in Blackpool about Short-Term Rental Regulations and Zoning?

If you have questions about short-term rental regulations or zoning in Blackpool, there are several key contacts within the Blackpool Council who can provide guidance and assistance.

For general inquiries related to planning and zoning, you can contact the Blackpool Council's main customer service line at 01253 477477. The phone lines are open Monday to Friday from 9:00am to 5:00pm. Alternatively, you can fill out the online contact form on the Council's website, and they will respond to your inquiry as quickly as possible.

If you have more specific questions about the planning permission process for short-term rentals, you can reach out directly to the Council's planning department. While no individual contact information is provided, you can email planning.enquiries@blackpool.gov.uk with your questions, and a member of the planning team will get back to you.

For matters related to building regulations and safety standards for short-term rental properties, the Blackpool Council's Building Control team is the best resource. You can contact Senior Building Control Surveyor David Buckley at david.buckley@blackpool.gov.uk for guidance on ensuring your property meets all necessary building codes and safety requirements.

If you prefer to meet with someone in person to discuss short-term rental regulations, the Blackpool Council does offer face-to-face appointments. However, these appointments must be scheduled in advance by calling 01253 477477. Drop-in sessions are also available at select libraries across town between 10:00am and 12:00 noon, where you can speak with a member of the Customer First team.

Finally, for general information and updates on short-term rental policies in Blackpool, you can follow the Council's social media channels on Facebook and Twitter. These platforms allow you to ask questions and receive timely responses from the Council's communications team.

By contacting the appropriate departments and individuals within the Blackpool Council, you can get the most accurate and up-to-date information on short-term rental regulations, zoning, and building requirements. The Council's staff are knowledgeable and available to help guide you through the process of starting and operating a compliant short-term rental business in Blackpool.

What Do Airbnb Hosts in Blackpool on Reddit and Bigger Pockets Think about Local Regulations?

Based on discussions among Airbnb hosts on Reddit and Bigger Pockets, there are mixed opinions about Blackpool's short-term rental regulations:

Some hosts feel the planning permission requirement is overly burdensome and makes it difficult to operate legally. One Reddit user commented: "Blackpool Council seems to be cracking down harder than other places. I know a few hosts who got hit with daily fines until they either got planning permission or shut down their rental."

Others acknowledge the need for reasonable regulation to address issues like noise, parking, and housing impacts. An experienced host on Bigger Pockets shared: "We considered buying a property in Blackpool for Airbnb but decided against it after looking into the rules. The council is actively addressing the surge in unregulated rentals and seems to follow through on enforcement. It's not the most STR-friendly market unless you're fully compliant."

There is a sentiment that many properties are still operating as STRs without proper planning permission, particularly in high-demand tourist areas. "You'll find a good number of listings that probably aren't fully above board, but I think the council is starting to take a harder line," one Redditor observed.

Some hosts believe the regulations unfairly target individual operators while allowing larger commercial entities to dominate the market. A frustrated host vented on Reddit: "The big property management companies seem to get away with a lot more than small-time hosts. It feels like the rules are selectively enforced."

Hosts who have gone through the process of obtaining planning permission and complying with all regulations often support the council's efforts to level the playing field. A Bigger Pockets member wrote: "I jumped through all the hoops to get my Blackpool rental legit. It was a hassle, but I sleep better at night, knowing I'm above board. I don't mind the council weeding out the bad actors."

Overall, while opinions vary, there is a recognition among hosts that Blackpool is taking a more assertive approach to regulating short-term rentals compared to some other UK destinations. The general advice is to thoroughly research the requirements, be prepared to comply fully, and factor in the costs and timelines of obtaining planning permission. Hosts who try to skirt the rules are increasingly at risk of enforcement action in Blackpool.

Disclaimer: While we here at BNBCalc strive to keep all of our city regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each city and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.