About
Join
Log in

Abolition of Furnished Holiday Let Regime

As part of the 2024 Spring Budget, the UK Government has announced that they are abolishing the Furnished Holiday Lettings (FHL) tax regime from 6 April 2025, meaning short-term and long-term lets will be treated the same for tax purposes.

It was hoped that plans to abolish the furnished holiday lettings tax regime had been kicked into the long grass after the measure failed to make it through parliament before the general election campaign. However, just a few weeks after taking power, the new Labour government has decided to move forward with the spring budget proposal.

Alistair Handyside, Chair, PASC UK, said:

“PASC UK led one of largest ever sector pushbacks on this when it was first raised in the spring budget, ending up being the only sector association to meet in person with both the Treasury Minister and Chancellor. Both committed to further meetings and to hold a sector consultation – and the email confirms this will be the case. So it’s all to play for. Previous to the election, we gathered and presented a vast amount of evidence to various government departments, so are ready to go again on this.”

“If the abolition goes through as proposed, the first casualties will be small self-catering businesses in coastal and rural areas. These form the bed stock of the fragile eco-system that makes up these visitor economies. If you damage the bed stock – as will happen if this goes through – you will see pub, restaurants, and visitor attractions closing too, as guests who stay in our sector spend money in these local businesses, far exceeding what locals spend.”

“The policy is at odds with the new government’s stated ambition for economic growth, adding, ‘we will be making that point loudly and clearly on behalf of the sector’.”

Fiona Campbell, CEO, ASSC, said: “Both the Scottish and UK governments should be laser focused on a pro-small business, pro-growth agenda to help revitalise our economy. Unfortunately, the abolition of the current tax regime runs contrary to that objective and will damage a key part of our tourist economy which supports jobs and livelihoods in communities across the UK.

“This is particularly unfortunate news for the sector in Scotland, as self-catering operators continue to be hammered by the costs associated with the Scottish government’s onerous short-term let licensing and planning regulations and who will also face the introduction of a visitor levy. Scrapping the FHL tax regime will make a bad situation much worse. 

“We would encourage all affected stakeholders to engage with the Treasury’s consultation on FHLs, highlighting the negative impact this will have for small businesses.”

What does this mean for your self-catering business?

Individuals with FHL and non-FHL properties will no longer need to calculate and report income separately. The UK Government claim this will “level the playing field between short-term and long-term lets and support people to live in their local area.”

As background, in August 2022, the ASSC and the Professional Association of Self-Caterers (PASC) welcomed the opportunity to provide evidence to the UK Government’s Call for Evidence on Property Income Tax by the Office of Tax Simplification. We highlighted the benefits of having a different regime for taxing property income and capital gains for FHLs. FHLs are deemed trading businesses for income and tax purposes. As such they are subject to a more liberal tax regime than that of Buy to Let property businesses (BTLs).

FHL tax regime requirements

The FHL treatment applies to self-catering accommodation let on a commercial basis and meeting a minimum level of letting. This could be in the form of a house, cottage, flat, suite of rooms, caravan, or even a yurt, so long as it meets the specific conditions.

The original legislation, introduced in the early 1980s, required:

  • 140 days availability
  • 70 days of actual commercial letting

These rules tightened in 2011/12, increasing the requirements to:

  • 210 days availability
  • 105 days of actual commercial letting

The FHL tax rules are unlikely to apply to second homes as they are typically unable to meet the requirements following the 2011 reforms. Additionally, an occupier of the let cannot stay for more than 155 days of a 12-month period (roughly five months). It does not count any days let to friends or family at reduced rates or lets of more than 31 days as these are not commercial.

Major tax benefits include:

  • Capital allowances can be claimed on FHLs. Capital expenditure includes the purchase of white goods, furnishings and electrics. This often allows 100% relief in the year of expense.
  • Interest incurred on borrowings is fully deductible against taxable profits, which is more generous than the reliefs given to long term let providers. For those letting long-term residential properties, loan interest relief is restricted to the basic rate of income tax.
  • Business asset disposal relief (BADR) – e.g. if an FHL owner wishes to sell their FHL property. BADR reduces the cost of capital gains tax (CGT) payable on the sale of an FHL property to a rate of 10%. Usually, gains upon the sale of a long-term letting property are often subject to a CGT rate of 28%. This rate will drop to 24% from 6 April 2024. Only the first £1 million of an individual’s relevant lifetime capital gains can qualify for business asset disposal relief. The logic for this policy is to incentivize investment by reducing the tax rate on sale. However, it can encourage owners of properties in certain locations to consider letting them as an FHL for two years prior to sale.
  • Roll-over relief – e.g. if an FHL owner wishes to sell their FHL property but purchase another. Roll-over relief allows a deferral of chargeable gains. This is because it counts as a new trading asset, which allows the deferral of gains on other qualifying assets. This relief is important for investment in the industry.
  • Hold-over relief – e.g. if an FHL owner would like to gift the property to a friend or family member. Hold-over relief allows the deferral of chargeable gains that would otherwise arise. This relief is very important for family succession and allows businesses to continue and to be passed on to the next generation.

Minor tax benefits include:

  • Income from a FHL held jointly by a married couple or civil partners is not caught by the default 50:50 split for income tax purposes.
  • Profits from an FHL business are relevant earnings for pension contribution purposes. This means that tax advantaged pension savings are in respect of such profits. Ordinary letting business profits do not qualify for this.

Capital allowances

Capital allowances can be claimed on FHLs. This is very important for investment in the sector. Normal letting rules prohibit claiming tax relief on initial capital expenditure. The normal letting rules encourage unfurnished letting of properties, which is the most common approach in the UK. That is not appropriate for FHLs. Furthermore, in the absence of capital allowances, there would be no basis for tax relief on swimming pools, children’s play areas, etc.

Find out more about Capital Allowances.

The ASSC is disappointed with the changes announced by the UK Chancellor as we believe that FHLs should continue to enjoy the same tax treatment as any other business. The ASSC and its industry partners consider that the impact of this policy reversal will result in fewer entering self-catering, with FHL properties being sold and probably ending up as second homes, exacerbating housing challenges in communities while providing minimal contribution to the economy.

The proposed abolition of the Furnished Holiday Let regime risks inflicting severe damage on an industry which is indispensable across the UK, and especially to rural and coastal economies. It is a direct threat to the future viability of the self-catering sector and the many SMEs and micro businesses that are part of it, including many in the Scottish Agritourism community.

In addition, we consider that ongoing investment for existing businesses will be hit, with possible loss of quality. Self-catering is a marginal profit activity, and these rules will see already small profits decline. This effect will be felt most in areas of fragile economy, negatively impacting our island, rural and remote communities.

This policy, in conjunction with short-term let licensing and planning control areas introduced by the Scottish Government represents yet another threat to the sector and may be the last straw for many.

The ASSC worked collaboratively with the UK Government in 2010 to avoid this disadvantage to the self-catering sector. It is disappointing that it has come to this.

More detail here.

Fiona Campbell, CEO of the Association of Scotland’s Self-Caterers, said:

The abolition of the Furnished Holiday Lettings (FHL) tax regime by the UK Government is the last thing the beleaguered and hard-pressed Scottish self-catering sector needs at the present time.

“In recent years, our sector has been hit by the Scottish Government’s onerous and burdensome short-term let licensing and planning regulations so the UK Chancellor’s Budget announcement on FHL spells yet more dispiriting news for a crucial component part of the Scottish tourism industry.

“Self-catering businesses should not be seen merely as a quick revenue source by the UK Government, but instead as a vital, valued and integral part of our vibrant tourist market. The sector provides huge economic benefits for local economies and local communities and must be supported by government rather than being used as a convenient scapegoat for wider failures in housing policy.

“The ASSC maintains that the UK Government would be much better placed easing the regulatory burden on long-term tenancies as opposed to penalising the holiday let sector. Rather than scapegoating and gaslighting, policymakers need to take a proactive and holistic approach to housing challenges, not simplistic interventions which will simply hit small businesses for no material benefit.”

We are working with our fellow Trade Associations including PASC, and others to challenge the abolishment of the FHL Allowances which will affect many ASSC members.

We have written to every MSP and MP in Scotland and briefed them on this matter and continue to lobby on your behalf.

This issue was debated in UK Parliament on 1st May. Read the transcript.

Expert advice

We have weekly meetings arranged with the leading experts on this matter and over the coming days and weeks, we will keep members informed of any changes, and the details of the changes and advice on how to mitigate the impacts. This will come in the form of FAQs, Guidance Sheets and Webinars, which will be free for members.

We will also support members in terms of benefiting from Capital Allowances whilst they still can.

What we know so far, the policy drivers for this change, and what the eventual outcome might be, according to the leading tax consultant in this field.

FAQs

Q Will this apply to Scotland?

A The Furnished Holiday Let Tax Regime is not a devolved matter and is led by the UK Government. It will automatically apply to Scotland.

Q If FHLs are no longer deemed businesses, will they have to revert to Council Tax?

A The Council Tax (Dwellings and Part Residential Subjects) (Scotland) Amendment Regulations 2021 (legislation.gov.uk) regulations relate to the requirement that, to be classed as self-catering holiday accommodation in terms of Non-Domestic Rates, premises must be let for a period of at least 70 days in the financial year, in addition that the premises be available for letting for 140 days or more. In brief, if your property is available to let under 140 days you pay Council Tax, available over 140 days you pay business rates. This will not be amended by the abolition of FHL taxation. The Small Business Bonus Scheme will similarly not be impacted.

Further, the abolition of the FHL regime will not have any impact on your planning status.

 

CONTEXT:

The Furnished Holiday Let Regime

The Furnished Holiday Let regime is not a “loophole”. It was specifically designed to provide a fair tax regime for these important trading businesses. It encourages entrepreneurship, investment and it drives growth in rural and coastal areas.

The ASSC is disappointed with the changes announced by the UK Chancellor as we believe that FHLs should continue to enjoy the same tax treatment as any other business. The ASSC and its industry partners consider that the impact of this policy reversal will result in fewer entering self-catering, with FHL properties being sold and probably ending up as second homes, exacerbating housing challenges in communities while providing minimal contribution to the economy.

Many small businesses, including farmers who have been encouraged to diversify into tourism, now face being taxed on more than their net profit. In addition, we consider that ongoing investment for existing businesses will be hit, with possible loss of quality. It will dissuade property owners from investing in their properties, engaging local tradespeople and could ultimately see owners look to reduce costs by reducing staff.

Self-catering is a marginal profit activity, and these rules will see already small profits decline. This effect will be felt most in areas of fragile economy, negatively impacting our island, rural and remote communities.

This policy, in conjunction with short-term let licensing and planning control areas introduced by the Scottish Government, represents yet another threat to the sector and may be the last straw for many.

FHLs are not the cause of the housing crisis nor are they the solution to it

We understand concerns in relation to the housing market generally and the availability of affordable homes in local areas specifically. However, the traditional self-catering sector is not, and has never been, a contributor to the housing crisis:

Traditional, responsible self-catering units, or short-term lets (STLs), support communities

‘Short-term lets’ are often presented as being a leading cause of Scotland’s housing crisis. However, it is important to place the debate in a holistic context – for instance, noting the number of empty homes in Scotland, demographic changes, and the need to build more homes – while recognising the value of tourist accommodation to the Scottish economy and local communities.

  • The housing challenges facing Scotland are far more multifaceted than the existence and growth of short-term and holiday lets alone. For instance:
  • There were 7m dwellings in Scotland in 2022. Of these 2.7m dwellings, 115,000 (4.3%) were unoccupied. These unoccupied dwellings included:
    • vacant properties (90,700, 3.4% of all dwellings)[1]
    • second homes (24,300, 0.9% of all dwellings). There are just 127,000 homes which qualify under the Furnished Holiday Let regime in the UK. That should be seen within the context with the 29 million dwellings across England and Wales and Scotland, with a further and the 1.5m empty homes in the UK.

Our concerns are also shared by those in the Private Rental Sector and the farming community. The National Residential Landlord Association have said “Squeezing holiday lets is not the answer”. Similarly the NFU have said “The announcement on the abolition of the Furnished Housing Letting regime is a significant concern as it’s an important source of diversification for farm businesses which underpins resilience”.

Challenges faced from further policy interventions

The abolition of the FHL regime must been seen as part of a package of regulatory interventions aimed at the self-catering sector, including a proposed statutory registration scheme and new planning use class in England and Short-Term Let Licensing and Planning Control Areas in Scotland.

Any regulations taken forward with regard to the self-catering sector, either at a national or local level, need to be informed by robust empirical data.

The industry, as a collective union, look forward to collaborating with all governments to share our expertise, in order to develop a proportionate, justifiable solution and necessary safeguards for a sector that provides excellent value domestic holidays, with monies spent and retained in the UK.

Updated August 2024

[1] Vacant properties included those classified as: long-term (six months or more) empty (44,600, 1.7% of all dwellings) unoccupied exemptions (46,100, 1.7% of all dwellings), such as new homes yet to be occupied and dwellings undergoing repair or awaiting demolition.

You have to be a member to view this

To access this content, log in to your ASSC account or join today.
Become a member

Get the latest from the sector

Stay up to date with our self-catering newsletter

Contact us

membership@assc.co.uk

07379 257749

Follow us

https://www.facebook.com/asscscotlandhttps://twitter.com/asscnewshttps://www.linkedin.com/company/association-of-scotland's-self-caterershttps://www.instagram.com/embracescotland
Terms and Conditions | Privacy Policy