We’ve all done it – slipped and somehow landed in a buy-to-let we’re now responsible for, except no we absolutely haven’t, so what exactly do we mean by an ‘accidental landlord’, and how does one find themselves in this position?

It’s actually more common than you might think to become a landlord without ever planning to. What makes it ‘accidental’ is when it happens through unforeseen circumstances rather than as part of a pre-planned investment strategy. Inheriting a house, relocating suddenly, merging households, or facing slow selling timelines are just a few of the situations that can lead to this complex – albeit rather fortunate – predicament.

This rise in platforms such as Airbnb and Booking.com portrays short-term letting agreements as easy, accessible, and casual, but in today’s rapidly changing legislative landscape, it can be far from that. It’s essential, therefore, to understand the rules and ensure proper compliance before jumping into a quick fix, and professional advice like that of Glaisyers ETL could make this much easier. This guide explains the rules and strategic steps to make letting lawful and low-stress.

Understanding Short- and Medium-Term Lets

Short-term lets are usually defined as those lasting up to six months and tend to be the ones you’d book on an app – think weekends away, work trips, and other casual agreements. Medium-term lets, ranging from six months to one year, are ideal for individuals needing temporary housing for a specific period. For anything longer than a year, the arrangement usually falls under a long-term let, often covered by an Assured Shorthold Tenancy (AST).

Existing to protect both the tenant and the landlord, an AST outlines the terms for someone to live in a property. Common elements of the AST include; the start and end date of the fixed-term agreement, the amount of rent to pay and how regularly it must be paid, the address of the rented property, when and how the rent is reviewed, the bills which the tenant is responsible for, the deposit amount and occasions in which it can be withheld, and the names and addresses of all parties. Landlords might also wish to include details of break clauses, property rules (e.g. No parties, unless you invite me), and their own legal responsibilities.

Regional Rules and Restrictions

While this is the way things typically go in England, rules vary depending on location. Scotland operates under a different system using Private Residential Tenancies (PRTs), while London has additional restrictions on short-term letting.

London’s 90-day Limit

If you’re letting a whole home, you’re usually limited to 90 nights a year unless you get planning permission to do more. That 90-night cap is there to stop houses disappearing from the long-term rental market, and it applies regardless of which platform you list on. If you want to let for longer, you’ll need to check local planning rules and apply for the right permission.

Scotland’s Mandatory Licensing for Short-Term Lets

Scotland have introduced a national licensing regime for short-term lets. If you host there, you’ll need to prove the property meets health and safety standards and pass a fit-and-proper-person test for the licence holder or operator.

England and Wales

England and, to a lesser degree, Wales, may be following Scotland’s suit in moving towards a national registration system for short-term lets. Alongside planning changes, this would create a new use class specifically for short-term letting. Hosts may soon have to register their properties, and there will be clearer rules about when a property’s use counts as a short-term let rather than a home.

Know Your Due Diligence 

 In welcoming someone into a property you own, you accept responsibility for a guest’s safety, and there are clear guidelines you must follow in order to carry out your due diligence.  

Gas safety: Annual gas safety checks are required under the Gas Safety Regulations 1998. That means every gas appliance needs a professional inspection every year, and you must keep records for at least two years. Electrical safety: Electrical safety tests and portable appliance tests are important factors to consider. Alarms: Landlords are responsible for installing smoke alarms and carbon monoxide detectors, as well as checking they work at the start of each tenancy.  Fire and water risks: Many short-term lets are treated as non-domestic premises, which means fire risk assessments are required, along with adherence to furniture fire safety rules. Don’t forget about legionella either – a legionella risk assessment helps manage water-borne bacteria in taps, showers, and hot water systems. This is especially important if your property has been dormant for a while. Insurance: Standard home insurance might not cover short-term letting, so make sure you have a policy designed for holiday lets or commercial use. EPC: Most properties will also need an Energy Performance Certificate (EPC). Deposit Scheme: You don’t have to take a deposit, but if you do, you must legally comply with the relevant tenancy deposit legislation. 

Keeping Thorough Records 

From 6 April 2025, income and gains from former Furnished Holiday Let (FHL) Properties will be treated as ordinary property businesses. The abolition of this regime has knock-on effects for things like capital allowances, mortgage interest relief, and capital gains tax, so it’s worth understanding how it impacts your finances and preparing for these changes. 

As a landlord, you should keep detailed records of rent payments, correspondence with tenants, safety certificates, repairs, expenses and insurance documents.  

With this in mind, if there is a need to evidence anything (whether property or accountancy related), having clear records will make it much easier to defend your actions. 

Where Glaisyers ETL Can Help 

Navigating the legal side of being a landlord can feel overwhelming, especially when it wasn’t part of your original plan. If you’ve accidentally stumbled into the world of letting and aren’t quite sure what rules apply to you, don’t panic; you’re far from the only one.  

Glaisyers ETL can assist you in providing an overview of potential risk factors when considering your landlord obligations, either from a commercial and/or residential viewpoint.

Driven by this year’s changes brought about by the Employment Rights Bill, the landscape for settlement agreements is shifting as forthcoming updates could mean that precedent agreements used as recently as last year could need to be amended to avoid exposing businesses to risk. With help from trusted professionals at Glaisyers ETL, you can ensure that your settlement agreement precedent is fully compliant. For HR managers and business owners having a basic understanding of the legal principles underpinning settlement agreements is critical to protecting the businesses’ reputation, maintaining employee relationships and most importantly, mitigating the risk of legal claims. 

What are the Key Changes?

When the new Employment Rights Bill comes into force, Non Disclosure Agreements (NDAs) used by employers against workers will be void if they are attempting to prevent the worker from making allegations or a disclosure of information relating to discrimination or harassment.  This will include NDAs in settlement agreements. It is therefore important that business owners and HR teams make sure that their precedent Settlement Agreements are up to date.  

Common Mistakes and How to Avoid Them

Even with correct precedent documents, businesses frequently encounter avoidable mistakes. Ambiguous language and unclear terms, or clauses that conflict with statutory rights are common triggers for disputes. Generic, blanket waivers can be problematic if they don’t properly cover all of the claims relevant to a specific employee which need to be waived. HR teams should also be mindful to give employees proper time to consider the terms of a settlement agreement so not to be seen as placing employees under undue pressure. They should also ensure that the employee has taken proper legal advice on the terms and effect of entering into the settlement agreement as both these factors can affect the legitimacy of the agreement. 

Practical Guidance for Employers

Updating settlement agreements is not just a compliance exercise, it is a tool to minimise the businesses’ exposure to the risk of claims. Here are some simple steps you can take to start your company’s review process. 

Step One: Audit your existing templates for outdated clauses. 

Step Two: Identify any generic language that could create ambiguity. 

Step Three: Review confidentiality clauses in line with the Employment Rights Bill changes.  

Step Four: Contact an employment lawyer at Glaisyers ETL to provide bespoke advice. 

By reviewing and updating templates for 2025, employers can reduce their exposure to legal claims, protect their organisation’s reputation, and demonstrate a commitment to fair and careful practices.  

Need a Hand?

Schedule a consultation with a member of our team at Glaisyers ETL to ensure your settlement agreement templates are fully compliant, or get help drafting a new one if they’re out of date.

From advising business owners on major transactions, to guiding families through sensitive, personal matters, Glaisyers ETL combines technical excellence with approachable service. For decades, we’ve supported high-net-worth individuals, entrepreneurs, and major organisations with clear, practical advice. Whatever the scale, clients know they can rely on us for care and expertise.

Proudly Rooted in the Northwest

Embedded in the rich cultural hubs of Manchester and Liverpool, Glaisyers ETL offers unparalleled accessibility and a deep knowledge of the regional business landscape – we’re part of each city’s heartbeat. In Manchester, our relocation to Spinningfields places us right in the centre of the legal, financial, and business district, where deals happen, decisions are made, and connections count. In Liverpool, our strategic merger with Quinn Barrow Solicitors strengthened our connection to local enterprises, property developers, and professional networks in the region. We know who’s who, what’s happening locally, and how to make things move smoothly. 

We work with everyone from ambitious entrepreneurs and corporate leaders to families who just want peace of mind when it comes to their future. By building strong ties with networks and integrating ourselves into the local communities, we’ve become more than a law firm; we’re a trusted ally. 

Every Angle Covered

 As a full-service law firm, we take care of the key areas you’re most likely to need, all under one roof: 

Commercial Litigation: Cutting through complex, high-value disputes.
Corporate and Commercial: Helping businesses grow, merge, or restructure.
Employment: Pragmatic advice that works for both employers and employees.
Private Client: Wills, trusts, estate planning – protecting what matters most.
Real Estate: Supporting development, investment, and transactions.
Family Law: Handling divorce, child arrangements, and financial matters with care.
Creative, Digital and Marketing: Commercial, intellectual property and digital solutions for fast moving sectors – protecting the rights of creatives. 

The Recognition That Matters

Glaisyers ETL is proud to have once again retained its rankings across several key practice areas in the Northwest, including…

Corporate and Commercial (Manchester) – Tier 4
Commercial Litigation (Manchester) – Tier 3
Commercial Litigation (Liverpool) – Tier 4
Employment (Manchester) – Tier 5
Private Client (Manchester) – Tier 3
Commercial Property (Manchester) – Tier 5
Media and Entertainment – Tier 3 

While we’re thrilled to gain regular recognition in leading legal directories and be shortlisted for top industry awards, what matters to us most is the feedback we receive from our clients. Glaisyers ETL has become synonymous with reliability, professionalism, and expertise amongst the business landscape of the Northwest. 

“The property team at Glaisyers acted for me in a rather complicated property purchase.” Says one client. “I am myself a practicing lawyer – the worst type of client for another lawyer – but they kept me properly informed and advised and empowered me with the information I needed to take the necessary decisions. The result: a glorious little cottage, and a very satisfied customer.” 

Giving Back to the Community

We’re big believers in supporting the places we live and work. We sponsor local initiatives to make sure our skills and resources have a positive impact, even beyond our client base. Our focus is always on practical, tailored advice that helps you reach your goals, for today and for the future. That’s why so many clients choose to stick with us for the journey, not just the quick fix. 

Our recent, longstanding support for Francis House (based in Didsbury) demonstrates our care for care for the real people and communities in Greater Manchester.

“Supporting Francis House through this partnership allows us to make a meaningful difference to families facing incredibly difficult circumstances.” Explains Chris Burrows, the Head of Private Client Services at Glaisyers. “By offering our expertise, we hope to encourage more people to consider making or updating their Will while also helping to secure the future of such an essential charity.”

Give us a Call

For those seeking high-end legal advice delivered with professionalism and care, Glaisyers ETL is the partner of choice in Manchester and Liverpool. Our breadth of expertise, track record of success, and commitment to community involvement sets us apart as a leader in the legal market. Whether you’re eyeing up a business acquisition, dealing with a sensitive family issue, or spotting the first signs of a dispute, having us in your corner early can save a lot of stress (and cost) later on. 

Partner with Glaisyers ETL for trusted legal expertise across the Northwest.