Propertymark says the flurry of new rules for short-lets in Wales presents an opportunity for agents who offer “well-managed, compliant accommodation that builds trust with guests and demonstrates higher standards.”

The Development of Tourism and Regulation of Visitor Accommodation (Wales) Bill, a draft of which has just been presented by the Welsh Government, represents a sea-change in how short lets are managed in the country, adding several layers of new rules.

From autumn 2026 a mandatory Visitor Accommodation Register will exist, meaning any landlord who charges for overnight stays of 31 nights or fewer must register. It will require providers of self-contained, self-catering accommodation to hold a licence and ensure their property meets new fitness for visitor accommodation standards.

Premises will be required to be safe, in good repair, suitable for habitation by visitors, and compliant with specified conditions. These include carrying out a fire safety risk assessment and taking fire safety precautions, maintaining valid gas and electrical safety certificates, fitting carbon monoxide alarms, and having public liability insurance in place – far stricter regulations than previously existed for Airbnb-style short lets.

From April 2027 there rhe Visitor Accommodation (Register and Levy) Etc. (Wales) Act 2025 means councils can, if they wish, introduce a visitor levy – this will have to be collected by the Airbnb host or other short let platform landlord. 

Alongside all this, the Welsh Government has focused on tax and rate classification of holiday lets. 

Since April 2023, self-catering holiday properties in Wales must be available to let for at least 252 days per year and let for at least 182 days in the 12 months to qualify for non-domestic/business rates; otherwise, they are assessed for council tax. A consultation which closes next week proposes some changes – for example., allowing the 182-day letting requirement to be averaged over up to three years and permitting up to 14 days of free charitable stays to count towards the threshold.

Propertymark is suggesting that member agents should consider these practical steps to prepare for the upcoming changes to legislation:

• Audit all Welsh holiday-let properties for compliance with the fitness standards: gas/electrical safety, smoke/CO alarms, fire risk assessments, insurance and repair-maintenance logs;

• Prepare for registration with the Welsh Revenue Authority in autumn 2026 and potential levy in 2027: set up systems for guest-night recording, define pricing strategy inclusive of levy, and communicate cost to clients;

• Monitor local authority policy, licensing rollout, and further guidance from the Welsh Government or Visit Wales — the Bill is still subject to refinement and consultation.