How to Write a Holiday Let or Airbnb Description (UK Guide)

A short-let listing sells a stay, not a home. Holiday and Airbnb guests are choosing between dozens of places for a few nights, deciding in seconds on the photos and the first line, and they care about completely different things to a long-term tenant. Here is how to write a short-let description that books — and the 2026 rules UK hosts should keep an eye on.

Sell the experience, not the floor plan

Long-term renters want the commute and the council tax band; holiday guests want the feeling of the stay. Lead with what the trip will be like: morning coffee on the terrace, a ten-minute stroll to the beach or the old town, the wood-burner for winter weekends. Concrete, sensory and true beats a list of room dimensions.

Answer the booking questions fast

Guests scan for the practical make-or-break details. Put them where they are easy to find:

• Sleeps how many, and the bed configuration (two doubles, a twin, a sofa bed).
• What is included — Wi-Fi, parking, linen, heating, a welcome basket.
• The location — what is within walking distance, and how far to the things people visit.
• House rules — pets, children, groups, minimum stay.

Be accurate — reviews are merciless

Short-let guests rate and review publicly, and they punish anything that oversells. "Two minutes from the beach" had better be two minutes; "sea view" should not mean a sliver between two roofs. Beyond reputation, UK consumer protection law (the DMCC Act 2024) applies to short-let advertising just as it does to sales — a misleading description is a legal risk, not only a one-star one.

What to include: a short-let description checklist

If you are staring at a blank box wondering what to put in a holiday-let or Airbnb listing, work through this order — it covers what guests actually decide on:

1. An opening hook — one or two lines on the single best thing about the stay (the view, the hot tub, the walk to the pub).
2. Who it suits — couples, families, dog owners, groups; and how many it sleeps, with the bed configuration.
3. The space — the rooms guests care about (kitchen, living space, outdoor area), described by feel rather than dimensions.
4. What's included — Wi-Fi, parking, linen and towels, heating, a welcome basket, a cot or high chair.
5. The location — what's within walking distance and how far to the beach, town, station or attractions people come for.
6. Practicalities and house rules — check-in/out, minimum stay, pets, children, smoking, and any steps or access notes.
7. A warm close — one line inviting the booking, without hype.

Keep every line something a guest could verify on arrival. If you enter these details into ListSmith, it writes the description for you from the facts — no invented "stunning" or "moments from the sea".

The 2026 rules to keep an eye on

Short-letting is being regulated more tightly, and the picture is still moving:

• Registration. A national registration scheme for short-term lets in England is being introduced, with commencement expected from 2026 — check whether it is live before you advertise.
• Planning. A new "C5" short-term let planning use class has been proposed, which in some high-demand areas could mean planning permission to let a home short-term. London already applies a 90-night annual limit to most entire-home short lets.
• Tax. The old Furnished Holiday Lettings tax advantages were abolished from April 2025, so holiday lets are now taxed like any other property business — worth knowing, though it does not change the advert itself.
• Safety. Gas safety, electrical safety and fire-risk obligations apply, and some councils require additional licences.

Rules vary by area and change often, so confirm the current position with your local authority and a tax adviser.

Keep it inclusive and lawful

The same fair-wording principles apply as for any let — describe the property and the stay, not the ideal guest. Our guide to avoiding discriminatory language covers it.

ListSmith writes from the genuine details you enter, so your short-let copy stays vivid without drifting into claims a reviewer (or the regulator) could call out. Try it free, and see our landlord guide to advertising a rental for long-term lets.

This is general information, not legal, tax or planning advice. Short-let rules vary by location and are changing — check the current requirements for your property.