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Let your property with Keys Holiday Cottages

Spring 2024 Budget announcement on Furnished Holiday Lets

On the 6th March 2024, the Budget included an announcement that from 1st April 2025, the Furnished Holiday Let tax regime will be removed. We understand there will likely be a period of transition from this date. Guidance is due to be released soon, which we will share alongside the legislation changes - we will update this page as soon as possible. 


Whether you’re after some advice before buying a property, considering letting your home for the very first time or have years of experience, we are here to offer free, honest advice and make the whole process of letting your holiday home as simple, stress-free and successful as possible.

Since our first booking 50 years ago, we have strived to offer holiday home owners the best level of service, expertise and peace of mind we possibly can. As a company we have grown and adapted, embracing new opportunities and continuously reinvesting in new technology and marketing opportunities.

We believe having a local presence is key to successfully managing holiday properties, so our office has remained in Sheringham, allowing us to serve north Norfolk with the same level of attention and local knowledge. Our service is personal, flexible and can extend to full property management, covering everything from booking admin and marketing to weekly changeovers and property maintenance. 

Stress-free listing on additional websites, at no extra charge

We will publish and maintain listings for your property, with all bookings stored in one place - you can view them on your online property portal. We use many affiliate companies too. Our trusted partners include: TripAdvisor, Holidu, Snaptrip, Simply Sea Views, Home To Go, VRBO and Expedia. 

We can offer bespoke advice from the very beginning of your holiday letting journey…

Location: We find that holidaymakers choose their holiday property for a variety of reasons, from ground floor due to mobility concerns to a modern property with an open plan kitchen/diner for family togetherness – whatever your property we are sure it will suit, one size does not fit all!

Close to amenities: being within walking distance of a local shop, pub, restaurant or bus stop is always popular, however some people prefer being rural and the peace and quiet

What happens to my personal belongings: we would not want anything to happen to your own belongings therefore we recommend storing anything of value in a locked cupboard/room or removing them completely, also holidaymakers like the property to feel less like someone’s family home…

What about cleaning: We can manage the linen and towel/cleaning for you as we work with lots of local companies

What happens if something breaks: again we can get this repaired for you by our maintenance team

Are there restrictions on our personal use of the property?: None at all…  We firmly believe that, first and foremost, it is your property and you should be free to use it as much or as little as you wish. There is no charge for any aspect of  using your own property be it booking or arranging cleaning/linen…  all we ask is that you let us know when you will be using the property and respect any bookings we have taken.

Will my House Insurance cover holiday letting?: Probably not but it normally doesn’t cost too much extra to incorporate this. You will need to check with your insurers. We also require that you have at least £2,000,000 public liability within your insurance in case guests or cleaners have an accident whilst at your property.

Will it be financially rewarding?: Most owners choose to let their property to help with purchase or running costs.  It is always nice visiting your property when you know it is paying for itself!  In our experience, quality properties command a premium price and yes, letting your property will help greatly in giving you a good return on your investment.  We will be delighted to visit your cottage with no obligation on your behalf and give an assessment on its letting potential and our opinions on the rates achievable.

Tax: Understanding the legalities involved and knowing what type of holiday let business you qualify as is your first step. If your holiday property is available to guests for short rental periods over 30 weeks or more in a year, it is classified as a business and will need to be registered for business rates. Fortunately, there are tax relief schemes available for properties classed as Furnished Holiday Lets. For more information read our Furnished Holiday Let tax guide or a visit the HMRC HS252 help guide for more information.

Planning permission: You may require planning permission to materially change the use of a property to a commercial holiday let and this will need to be obtained from the local council (NNDC in Cromer) but it’s also worthwhile checking that there are no clauses regarding commercial letting in your lease or conveyancing agreement. For more information contact NNDC - 01263 513811.

Health and safety: In order to make sure your property is suitable as a holiday let, it is advisable to do an overall risk assessment to make sure you have your health and safety regulations covered. By law, you are required to have an annual gas safety check, PAT testing for electronics and a valid fire risk assessment – we can help with these.

Holiday let rules & regulations

The key rules and regulations that apply to holiday/short-term lets, as from 1 April 2023.

To continue to be eligible for business rates, from 1 April 2023 your property must be:

  • Available for letting commercially for short periods that total 140 days or more in the previous and current year.
  • Actually let commercially for 70 days or more in the previous 12 months.
  • If you don’t meet these rules your property will become eligible for paying Council Tax.
  • Any single let must not be for longer than 31 continuous days. If it is, you must have a formal tenancy agreement, which will give your guest the same rights and responsibilities as a buy-to-let tenant. It may also affect your tax status and you may be violating the terms of your mortgage.
  • Guests staying in a holiday house have no right to remain and they must leave the house at the end of their holiday.
To find out more please call 01263 823010 or fill in the contact form.


Don't just take our word for it, this is what our owners say-

Owners testimonial - Starry Seaview

Just a note to say how pleased I am with your service. It's refreshing to deal with a company like yours after having had such terrible experiences with different property companies last year. I feel that my holiday home is in safe hands, which is really important considering the fact that I live up here in Cheshire. Kim, Jan 2022

Owners testimonial - The Penthouse, Sheringham

I’ve been with Keys Holiday Cottages since May 2018 and highly recommend them.  They are highly approachable, and also take the initiative with guests and owners alike to help enhance and improve the service.  They take the hassle out of things, managing all aspects of booking, payment, and guest queries with great professionalism.  They also add value through managing feedback, encouraging guests to let us know how they enjoyed their stay, or what could be done to make it even better. I have already made improvements to the property following this constructive feedback. I think Keys Holiday Cottages stands out from the competition through their emphasis on the individual, be that the owner or the guest.  I would highly recommend them and look forward to continued success.

Owners testimonial - The Prairie, Sheringham

Our family has used Keys Holiday Cottages as holiday makers, and more recently as owners, and in both respects we think they are fantastic. They offer a helpful and personal service in both respects, and are more than happy to assist if there are any problems.

The staff are friendly and knowledgeable, and they offer a good range of properties in North Norfolk.

We would highly recommend!



“38 Albert St, Holt - “Our family recently stayed at the cottage in Albert Street. Fantastic location being right in the heart of Holt with lots of lovely shops, cafes and pubs. The cottage itself is like home from home. Super comfortable beds, fully equipped and lovely personal touches on arrival. The added bonus is having the parking space at the allotment as parking is at a premium in Holt. Don’t forget your torch of a nighttime when walking back to the cottage as it is dark. We will definitely be back to visit again" Review by Mr & Mrs Manktelow ”

May 2024