Letting rooms - advice needed

smdabs

Thanks for your advice everyone. It's really helpful.

Can i just ask what the difference is between letting a room for a short term and an air bnb in that case? With my work i often stay away so have stayed in countless Air Bnbs. At one point i was in the same Air BnB for 3 months and yet did not have any form of tenancy drawn up so i think this is where my confusion has come from - is what my, and countless other, Air BnB owners did or are doing illegal/incorrect?

It may be that i've worded my initial post incorrectly but that's more what i was getting at with option 1 - it's in essence going to be the same as Air BnB - the 'tenants' are not paying any bills, the house is fully furnished (bedding, towels, cutlery etc etc) and they're paying only for the time they stay there....

Slithery

Does your consent to let cover short term letting? Most only allow a proper AST.

smdabs

Great question... i have absolutely no idea!

need_an_answer

So you plan to have a fully furnished functional property set up as an Airbnb whilst also trying to sell it...

That's a new one on me I've never stayed anywhere on holiday where my stay has been interrupted by a local EA showing round prospective purchasers.
Even better the purchasers surveyor arriving....

Will you be managing the Airbnb on a daily basis,cleaning and checking between guests or is that something you intend to contract out...managed services can put quite a dent in your profits.

and then theres what to do with all this fully furnished incidentals if and when the property is sold simply because presumably by that time you have also furnished your new property and wont need the extra.

lots of councils are also looking at restrictions to Airbnb and antisocial noise,so it may be worth you investigating whether or not you could need a separate consent from them,or possibly even to be registered and licenced.

[Deleted User]

Slithery wrote: »

Does your consent to let cover short term letting? Most only allow a proper AST.

There's also the insurance to consider.

G_M

https://www.landlordlawblog.co.uk/airbnb/



https://www.landlordlawblog.co.uk/2016/10/31/airbnb-renting-law-legal-obligations/

smdabs

Well this is where the scenario is relatively unique and thus i'm trying to make heads or tails of what my actual options are as well as the associated risks.

The people i've found are aware the house is going to be up for sale come end of Jan... they're happy for viewings to take place and scarper when required (albeit they'd have plenty of notice for that)

They want the rooms simply because they are working locally (so not a holiday) and will need somewhere to stay for between 2 and 3 months. Like i said, i did this with my Air BnB previously and there was no issue - they let me have the house and saved money on cleaning fees etc.

They're happy with this arrangement, I just can't work out where i stand insurance-wise, or what my legal requirements actually are. It doesn't quite fit into the 'holiday home' model or the serviced accommodation from what i can see online so i'm just trying to work out where i stand and whether it's worth the risk of doing it under the radar... but then i know that the risks involved in doing that, for example, if my house burns down with them in it... may be extremely unlikely... but the consequences are severe


I;ve found on the link above...

Whole place
As your ‘guests’ will almost certainly have ‘exclusive occupation’ of the property – this will almost certainly be a tenancy.

However, if it is ‘serviced accommodation’ where there are cleaning services and any other services where you have keys and go into the property regularly to clean and change sheets etc, it could be a license.


So on the basis i provide a cleaner/change sheets and towels... i could therefore create a licensee agreement?

smdabs

G_M wrote: »

https://www.landlordlawblog.co.uk/airbnb/



https://www.landlordlawblog.co.uk/2016/10/31/airbnb-renting-law-legal-obligations/

This was so helpful! thank you!

need_an_answer

One thing you wont be able to put under the radar is the income you receive...

so remember you'll need to declare that for tax purposes.

hazyjo

You're not listening (or understanding). It is not unique. The people you have found may not leave. You can keep repeating it as much as you like, but it doesn't change the fact they will be tenants. You do not get a choice in what bits of the law re letting you want to adhere to.


If you want to let it under airbnb, crack on. But make sure you actually use airbnb and that your mortgage, council, and insurance allow it.