Holiday Let Agreement UK: Owner's Guide (2026)

What this document is

A holiday letting agreement is a short-term contract between you (the owner) and a guest (sometimes called the occupier or licensee) for the temporary use of a furnished property. Because the stay is for a holiday purpose and not as a home, it generally falls outside the assured shorthold tenancy rules that apply to residential lets.

That distinction matters: it means you are not granting the occupier the statutory security of tenure that a residential tenant would have, which is why the wording of the agreement has to be clear about the nature of the occupation. A well-drafted holiday let should identify the property, confirm the dates of stay, set out the total charge and how it's paid, deal with the deposit or damage bond, and cover practical points like maximum occupancy, pets, smoking, cleaning, cancellations and what happens if the guest causes damage. It's a short document compared to a residential tenancy, but getting the details right protects both sides.

How to use this document

1. Confirm the property details. Record the full address, a brief description of what's included (bedrooms, bathrooms, parking, garden, hot tub, Wi-Fi, and so on), and note any areas that are off-limits such as a locked owner's cupboard or a separate annexe. Being specific here heads off arguments later about what the guest was entitled to use.
2. Set the dates and occupancy limits. State the arrival date and time, the departure date and time, and the maximum number of adults and children permitted on site. If you allow pets, say how many and of what type. Overcrowding and surprise extra guests are one of the most common friction points in holiday lets, so a clear cap protects the property.
3. Agree the price, deposit and payment schedule. Spell out the total charge, what the booking deposit secures, when the balance is due, and any refundable damage deposit you take on arrival or pre-authorise on a card. Make clear how and when the damage deposit is returned, and the circumstances in which you may withhold part of it.
4. Cover house rules and conduct. Set out your position on smoking, noise after certain hours, events or parties, use of any hot tub or pool, and any restrictions imposed by a neighbouring property or a management company. Include what the guest should do at check-out, such as stripping beds, loading the dishwasher, or taking rubbish out.
5. Deal with cancellations, damage and liability. Explain your cancellation policy and any refund tiers, what happens if the guest has to leave early, who pays for accidental damage, and how you expect issues to be reported during the stay. Mention your insurance position and make clear the guest's belongings are their own responsibility.

Common questions