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

What are Short-Term Rental (Airbnb, VRBO) Regulations in Newquay, UK?

Short-term rentals through platforms like Airbnb and VRBO have become increasingly popular in tourist destinations like Newquay. However, the rapid growth has led to new regulations on these rentals. Here's what you need to know about short-term rental rules in Newquay.

Starting a Short-Term Rental Business in Newquay

In February 2024, the UK government announced new regulations requiring short-term rental properties to have planning permission before operating. The rules aim to support areas where short-term lets are preventing local people from renting or buying a home.

Under the new guidelines, owners wishing to rent out their main or sole residence for more than 90 nights a year will now need to apply for planning permission for a "change of use." Failing to do so could result in an unlimited fine.

Cornwall Council has embraced these new regulations, saying they will help manage the impacts of short-term lets on local communities. A council spokesperson stated: "We have been calling for these changes for some time and welcome this news. It will give us more control to help tackle the current housing crisis in Cornwall."

The sentiment among many Newquay residents is that short-term rentals have made housing unaffordable. One local commented on Reddit: "An interesting infographic I saw of Newquay showed the number of long-term lets 9 years ago vs that number today: 500 houses to let in 2015 and 2 today, yet there are now over 500 Airbnbs."

Another Newquay resident shared their experience living next to an Airbnb: "I have one next door, and the constant coming and goings and guests treating it like a holiday park is enough to drive me mad. Despite multiple complaints, nothing is being done."

So, in summary, Newquay and Cornwall are taking a more restrictive approach to short-term rentals with the new planning permission requirement. The regulations aim to balance tourism with preserving housing for local residents. Investors interested in short-term rentals in Newquay will need to carefully review the new rules and application process. Consulting with the local council is recommended to ensure compliance.

Short-Term Rental Licensing Requirement in Newquay

To operate a short-term rental legally in Newquay, property owners must obtain a license from the Cornwall Council. The licensing process ensures that rentals meet safety standards and comply with local regulations.

As of 2024, the UK government has announced plans to give local authorities like Cornwall Council more powers to monitor and potentially limit the number of homes being converted from long-term rentals to holiday lets. This could involve requiring property owners to obtain planning permission for a "change of use" before operating a short-term rental.

Under the proposed registration scheme, short-term rental operators in Newquay would need to apply for a license by submitting an application packet to the Council. The application typically requires:

• Property owner contact information
• Rental property address and details
• Proof of ownership or landlord permission
• Floorplan sketch showing bedroom sizes and safety features
• Evidence of liability insurance
• Adherence to health and safety standards
• Payment of applicable fees

Once the application is received, the Council conducts an inspection of the property. Inspectors check for working smoke alarms, carbon monoxide detectors, fire safety equipment, and clearly marked exits. The maximum occupancy is confirmed based on the number of bedrooms.

If the property passes inspection, the Council issues a Short-Term Rental License. This license must be prominently displayed inside the rental unit. Licenses are valid for a set period, such as one year, and must be renewed before expiring.

Operating a short-term rental without a valid license can result in fines and legal action. The Council actively monitors short-term rental listings and investigates complaints of unlicensed properties. Violators may face significant penalties.

The licensing process adds some administrative work for short-term rental operators in Newquay. However, it helps maintain a standard of safety and allows the Council to manage the impacts of holiday rentals on the local housing market and community. By following the licensing rules, short-term rental hosts can operate their business successfully while being responsible neighbors.

Required Documents for Newquay Short-Term Rentals

To register a short-term rental property in Newquay, owners must submit several required documents as part of the application process. Having these documents prepared in advance can help streamline the registration and licensing.

The key required documents for a Newquay short-term rental registration include:

1. Completed Short-Term Rental Registration Form
2. Proof of ownership (title deeds, land registry documents, etc.)
3. Floorplan sketch with room dimensions and locations of smoke/CO detectors
4. Gas Safety Certificate (CP12) for any gas appliances
5. Electrical Installation Condition Report (EICR) dated within the last 5 years
6. Portable Appliance Testing (PAT) report for any portable electrical items
7. Evidence of public liability insurance (minimum £2 million coverage)
8. Fire Risk Assessment document
9. Legionella Risk Assessment for any property with a hot tub
10. 24/7 contact details for the owner or property management company
11. Proof of planning permission for change of use, if applicable
12. Application fee payment

The Short-Term Rental Registration Form collects key details about the property, owner, and operations. Proof of ownership ensures the person registering has the legal right to let the property.

The floorplan sketch helps verify the rental meets space and safety requirements. Gas and electrical certificates show the property's utilities are in safe working order. Regular PAT testing of portable appliances is also required.

Sufficient liability insurance protects both the owner and guests. Fire and legionella assessments identify and mitigate any risks related to fire safety and waterborne illnesses, especially critical for rentals with hot tubs.

Providing 24/7 contact information gives guests an emergency contact during their stay. For rentals that needed planning permission for a change of use, documentation must be provided.

Organizing these required documents is essential to receiving approval to operate a short-term rental in Newquay. The Cornwall Council reviews the application packet carefully to ensure the property is safe and compliant before issuing a license. Consulting with the Council directly can provide the most up-to-date document requirements.

Newquay Short-Term Rental Taxes

In addition to licensing and registration requirements, short-term rental operators in Newquay must also collect and remit applicable taxes. Understanding the tax obligations is crucial for running a compliant rental business.

Currently, there is no specific tourist or occupancy tax in Newquay or Cornwall. However, there have been recent discussions about implementing a tourist tax to help manage the impacts of high visitor numbers. In January 2024, it was suggested to the Cornwall Council that holidaymakers pay a £1 per night tax, up to a maximum of 21 nights.

While not yet in place, a tourist tax could be on the horizon for Newquay. Short-term rental operators should monitor any developments and be prepared to collect and remit a nightly tax if introduced.

Regardless of a tourist tax, short-term rental income is subject to UK income tax. Rental hosts must report their rental income on their annual Self Assessment tax return. The amount of tax owed depends on the host's total income and tax band.

Certain expenses related to operating the rental, such as cleaning fees, maintenance, insurance, and utilities, can be deducted from the rental income to reduce the tax liability. However, if the property is also used for personal purposes, only a portion of the expenses may be deductible.

It's important to keep detailed records of all rental transactions and expenses to support tax filings. Using a separate bank account for the rental business can help with tracking.

If the rental property is furnished, it may also be subject to business rates rather than council tax. Business rates are based on the property's "rateable value" set by the Valuation Office Agency. Small business rates relief may be available for properties with a rateable value under £15,000.

Short-term rental operators in Newquay should consult with a qualified tax professional to ensure they are correctly reporting rental income and deductions. Proper tax compliance from the start can prevent issues down the road.

As the popularity of holiday rentals grows in Newquay, it's likely that tax obligations will continue to evolve. Staying informed of any changes and seeking professional advice can help short-term rental hosts stay compliant while maximizing their rental income.

Newquay Wide Short-Term Rental Rules

In addition to the licensing, registration, and tax requirements, Newquay has several rules that apply to all short-term rentals across the town. These regulations aim to balance the needs of tourists and local residents while preserving the character of residential neighborhoods.

Some key Newquay-wide short-term rental rules include:

1. 90-day limit: Owners wishing to rent out their main residence for more than 90 nights a year must apply for planning permission for a "change of use." This rule aims to prevent too many homes from being converted to full-time holiday lets.
2. Mandatory registration: All short-term lets must register with the Cornwall Council. This allows the Council to monitor the number and location of rentals. Failing to register can result in fines.
3. 31-day maximum stay: Rentals cannot be let to the same guest for longer than 31 continuous days. Stays over 31 days are considered "long-term" and may be subject to different rules.
4. Occupancy limits: The number of guests allowed is based on the number of bedrooms. Overcrowding properties is not permitted for safety reasons.
5. Parking requirements: Rentals must provide sufficient off-street parking for guests. On-street parking in residential areas is often limited for locals.
6. Noise and nuisance rules: Guests must not create excessive noise or disturbances that negatively impact neighbors. Owners are responsible for handling any complaints.
7. Safety standards: Rentals must meet all health and safety requirements, including smoke and carbon monoxide detectors, fire extinguishers, and regular gas/electric checks.
8. Waste management: Owners must provide adequate bins and follow local waste collection schedules. Overflowing bins or rubbish left out can attract pests.

These town-wide rules are in addition to any specific requirements set by the Cornwall Council's licensing and registration process. The Council has the authority to inspect properties and issue penalties for non-compliance.

The goal of these regulations is not to discourage tourism, but rather to ensure Newquay's short-term rental market grows sustainably without negatively impacting local housing and communities. By following the town's rules, short-term rental operators can run successful businesses while being good neighbors.

Does Newquay Strictly Enforce STR Rules?

Based on discussions from real estate investing forums like Bigger Pockets and Reddit, Newquay appears to be cracking down on short-term rental regulations compared to other UK cities. Many locals feel that the proliferation of Airbnbs is negatively impacting housing availability and affordability.

One Reddit user shared an infographic showing that in 2015, Newquay had 500 long-term rental houses available. In 2023, there were only 2 long-term rentals but over 500 Airbnb listings. Newquay has 20 times more Airbnbs than homes available to rent for residents.

Another Newquay resident on Reddit described their experience living next to an Airbnb: "I have one next door, and the constant coming and goings and guests treating it like a holiday park is enough to drive me mad. Despite multiple complaints, nothing is being done."

However, it seems some hosts continue to operate short-term rentals in Newquay despite the 90-day limit and registration requirements. Enforcement may be challenging with the sheer volume of listings. But with the UK government announcing plans to give local authorities more power to regulate Airbnbs, a crackdown could be coming.

Overall, Newquay is not as short-term rental-friendly as some other tourist destinations. The rapid growth of holiday lets is putting a strain on the local housing market and frustrating residents. While some hosts still seem to be flying under the radar, Newquay appears poised to more strictly enforce its STR rules moving forward. Investors should carefully weigh the risks before banking on Airbnb income in Newquay.

How to Start a Short-Term Rental Business in Newquay

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

1. Research Newquay's short-term rental regulations thoroughly. Understand the licensing, registration, tax, and operational requirements. Consult with the Cornwall Council for the most up-to-date rules.
2. Determine if your property is eligible for short-term renting based on zoning and any lease or HOA restrictions. Newquay has a 90-day limit on renting your main residence without planning permission for a change of use.
3. Create a detailed business plan outlining your target market, pricing strategy, financial projections, and marketing approach. Treat your rental like a serious business.
4. Register your business with the UK government and obtain a unique tax reference number. Consult with a local accountant on the best business structure, such as a sole proprietorship or limited company.
5. Apply for a Cornwall Council Short-Term Rental License. Submit all required documentation, fees, and pass any necessary inspections. Display your license prominently in the rental.
6. Outfit your rental with all required safety equipment like smoke and carbon monoxide detectors, fire extinguishers, and clearly marked exits. Maintain the property to all local housing standards.
7. Furnish and decorate your rental to be competitive in the Newquay market. Consider your target guests, such as families or business travelers, and tailor your amenities to their needs.
8. List your property on popular vacation rental sites like Airbnb and VRBO. Craft an enticing listing description with high-quality photos. Ensure your listing complies with Newquay's advertising rules, like including your license number and maximum occupancy.
9. Implement a system to vet potential guests, handle bookings and payments, and provide clear check-in instructions. Consider using vacation rental software to automate operations.
10. Establish processes for cleaning, maintenance, and restocking supplies between guests. Hire reliable local service providers or consider a property management company to handle changeovers.
11. Set up a dedicated bank account to manage your rental income and expenses. Maintain organized records of all transactions to make tax reporting easier.
12. Obtain appropriate insurance coverage for your short-term rental business. Consult with an insurance broker on the best policy for your specific property and situation.

By following these steps and staying within Newquay's evolving short-term rental regulations, you can launch a successful vacation rental business in this popular Cornwall destination. Continual monitoring of local rules and open communication with the Council is recommended.

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

For questions about short-term rental regulations and zoning in Newquay, contact the Cornwall Council's Planning & Sustainable Development department or Private Sector Housing team.

Planning & Sustainable Development:
Phone: 0300 1234 151
Email: planning@cornwall.gov.uk
Hours: Monday to Friday, 9:00 AM to 5:00 PM

The Planning department can provide information on zoning districts where short-term rentals are allowed and any specific land use regulations that apply. They can also advise on the planning permission process for a change of use if renting your main residence for over 90 days per year.

Private Sector Housing:
Phone: 01872 224543
Email: psh@cornwall.gov.uk
Address: Private Sector Housing Team, Cornwall Council, 39 Penwinnick Road, St Austell, PL25 5DR

The Private Sector Housing team handles the licensing and registration process for short-term rentals. They can answer questions about the application requirements, property standards, and inspections. The team also investigates complaints about unlicensed or problematic rentals.

When contacting these departments, have your property address and details ready. The staff can look up the specific zoning and licensing rules that apply to your rental.

For general inquiries, you can call the Cornwall Council's main contact number at 0300 1234 100. The customer service team will direct your question to the appropriate department for assistance.

Another helpful resource is the Cornwall Council's Private Letting Service. While geared towards long-term rentals, they offer free advice and support to private landlords in Cornwall. You can reach them at:

Private Letting Service:
Phone: 01872 224548
Email: privatelettingservice@cornwall.gov.uk

By working closely with the Cornwall Council and staying informed of any regulatory changes, you can ensure your short-term rental business operates smoothly and legally in Newquay.

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

Discussions on real estate investing forums like Reddit and Bigger Pockets provide insight into how Airbnb hosts view Newquay's evolving short-term rental regulations:

A Reddit thread on r/Cornwall discusses new laws proposed in 2024 to restrict short-term lets. Hosts express concern that properties already operating as holiday rentals will be grandfathered in, potentially reducing long-term housing stock. However, most commenters support the regulations as a necessary step to protect communities.

Another post on r/Cornwall asks why the rental market is so challenging. Respondents point to second homes and holiday lets as key factors. One host shares that out-of-town investors can outbid locals by offering significantly above asking rents. There is a sense that short-term rentals are pricing out residents.

An r/AskUK thread poses the question of how those in tourist towns feel about Airbnb. A Newquay local shares an infographic showing the town had 500 long-term rentals available in 2015, but only 2 in 2023, while Airbnb listings grew to over 500. The commenter expresses frustration living next to a busy short-term rental with little recourse.

In an r/Cornwall discussion on opinions of holiday homeowners, most replies are critical. Commenters feel second homes kill communities and drive up prices. There are calls for higher council taxes on holiday homes. One host argues owners don't realize the impact on locals.

Overall, the sentiment among Airbnb hosts on these forums is mixed. Some continue to operate short-term rentals but are wary of impending regulations. Many acknowledge the harmful effects on housing availability and affordability. There seems to be growing support for stricter rules to balance tourism with community needs in Newquay. Hosts appear resigned to change and are considering how to adapt their business models.

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.