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Airbnb host guide - regulations in Belfast
The below information is best to our knowledge as of July 2023. Due to regulations being changed quite often, we recommend consulting an expert before deciding to set up an Airbnb in Belfast.
As the popularity of Airbnb continues to soar, the short-term rental platform has become a game-changer for both travellers and hosts worldwide. In Belfast, a city known for its vibrant culture and rich history, the Airbnb market has grown substantially in recent years. However, with this growth comes increased scrutiny and the need for clear regulations to ensure a harmonious coexistence between hosts, residents, and local authorities.
Short-term rental market in Belfast - is Airbnb legal here?
Yes, Airbnb is legal in Belfast, however, it is quite complex in terms of regulations for hosts.
As of the most recent data available (July 2023), the short-term rental market in Belfast is showing promising trends. The average nightly rate is approximately £93, with a healthy occupancy rate of 49-65%. Hosts in Belfast are generating an average revenue of £1,526 per month through their short-term rental properties.
If you're considering investing in a short-term rental in Belfast, understanding the city's regulations is crucial to ensure a successful and compliant venture. Read on to discover more about the essential regulations you'll need to be well-informed about before embarking on your hosting journey.
Registration and Licensing Requirements for Airbnb hosts in Belfast
One of the primary considerations for Airbnb hosts in Belfast is registration and licensing. To operate legally, hosts must adhere to specific guidelines set by local authorities. Belfast requires hosts to obtain planning permission if they wished to rent out their property as a short-term rental. This rule aimed to prevent excessive commercialization in residential neighbourhoods and maintain the city's unique character. The need for planning permission will depend on the extent to which the short-term holiday let changes the character of the use of the property and the degree to which it impacts its surroundings.
Certification by Tourism NI
All tourist accommodation providers in Northern Ireland, including Airbnb hosts offering overnight sleeping accommodation to tourists for a fee, must receive certification from Tourism NI before they can legally operate. This certification process ensures that hosts meet specific standards for safety, cleanliness, and guest satisfaction. By obtaining certification, hosts demonstrate their commitment to providing a high-quality experience for their guests.
You can’t advertise or describe your property as certified tourist accommodation if you don’t have a certificate in place.
Your premises will be inspected as part of the application process.
Click here to find out more about the process - and see the certification process below:
Self-Catering Accommodation Certificate
Under Northern Ireland's regulations, Airbnb properties are classified as self-catering accommodation. This means that all hosts must apply for a self-catering accommodation certificate, which costs £40 and remains valid for up to four years. This certificate further ensures that the property meets essential safety and quality standards, enhancing the overall reputation of Belfast as a desirable tourist destination. Find out more about different categories of tourist accommodation in Northern Ireland here.
Property Standards and Safety
To comply with the self-catering accommodation classification, Airbnb hosts in Belfast must adhere to specific property standards and safety measures. Regular safety checks, including fire safety inspections and gas and electrical certifications, are mandatory to ensure the well-being of guests during their stay. These standards not only protect visitors but also safeguard the reputation of the city as a safe and welcoming place for travellers.
Managing Noise and Nuisance Concerns
To maintain harmonious relationships with neighbours, Airbnb hosts in Belfast must be mindful of noise and nuisance concerns. Local authorities may impose quiet hours and guidelines on guest behaviour to prevent disturbances and respect the privacy of residents. By adhering to these guidelines, hosts can ensure a positive experience for guests and maintain goodwill within the community.
Some info about taxes on short-term lets in Belfast
When it comes to taxes on short-term property rentals in Belfast, hosts need to be aware of several key points, especially concerning Council Tax and the Tax-Free allowance.
Council Tax:
If you're providing short-term rental stays in Belfast, you'll be required to pay Council Tax on the property, even if you are eligible for a reduction or exemption. Council Tax is a local tax levied by the city council on residential properties. As a host, you'll be liable for this tax, which goes towards funding essential local services. However, there may be certain exemptions or reductions available, so it's essential to check with your local council for specific details.
Business Rates:
In some cases, hosts may be exempt from Council Tax if they are liable for business rates instead. Business rates apply to properties used for commercial purposes, and this may include short-term rentals that are run as a business rather than residential accommodations. Again, it's vital to confirm with the local authorities or a tax advisor to determine if this exemption applies to your rental property.
Tax-Free Allowance:
As a short-term rental host, you are allowed to make up to £7,500 annually tax-free from letting out accommodation in your permanent residence.
This Tax-Free allowance applies to hosts who rent out a portion of their primary residence, such as a spare room or an annexe.
Find out more about it in the “Rent a Room Scheme” page.
You can opt in to the scheme at any time if:you’re a resident landlord, whether or not you own your home
you run a bed and breakfast or a guest house
You cannot use the scheme for homes converted into separate flats.
Regular Rental Income Tax Rules:
If you're renting out your second home or a property that is not your primary residence, regular rental income tax rules apply. In this case, you'll need to report the rental income on your tax return and pay the appropriate income tax based on your total rental earnings.
About KeyNest:
Are you familiar with KeyNest? If you're a Belfast landlord or host seeking an efficient and cost-effective solution for key management and check-ins, consider trying KeyNest Points.
By entrusting your keys to KeyNest, your guests, cleaners, or contractors can securely retrieve them from any of our 4,000 points, typically located in local stores or cafes. Each time the key is picked up or returned, you'll receive a notification, ensuring you stay informed about the access to your property. Additionally, KeyNest allows you to set custom times for check-ins and check-outs, making the process more convenient for both you and your guests.
With an extensive network of points in Belfast, you'll likely find one just a few minutes away from your property. Discover more about our services at https://keynest.com/.