The Complete UK Short-Term Rental Package (Airbnb)
1. STR Deal Analyser (Excel · 9 sheets · 326 formulas) A working financial model with nine integrated sheets: inputs, base case P&L, month-by-month seasonality with covariance modelling, stress testing across 11 scenarios (including regulatory shocks), post-FHL tax comparison for personal-name vs limited company, BTL vs STR side-by-side comparison at the same property, 5-year projection with capital growth, and methodology notes. Edit the cream input cells; every other sheet recalculates. Built around the post-April 2025 tax reality, not the FHL rules that no longer exist.
2. Profitability Drivers (PDF · 21 pages) The strategic layer: the four UK property categories that consistently work for STR (with named example markets), the four categories that struggle, the ADR-versus-occupancy trade-off, quality tier positioning across budget / mid / premium with margin analysis, the three operational drivers explaining most of the variance between operators, and an honest assessment of the five conditions where BTL beats STR. Includes two worked examples, one where STR genuinely wins, one where it loses despite producing a positive number on paper.
3. Regulation & Tax Reference (PDF · 23 pages) The post-FHL-abolition reality: the Short-Term Lets Registration Scheme status across England, Scotland, and Wales, the planning permission edge cases and Article 4 Directions, council-by-council variation with named UK markets, the London 90-day rule mechanics in detail, mortgage compliance and the three product types (most BTL mortgages prohibit STR), STR-specific insurance, the post-April 2025 tax landscape with two full worked examples, VAT registration thresholds, the council tax versus business rates qualifying tests, an STR-specialist accountant interview script, and the annual compliance cycle.
4. Operations Reference (PDF · 28 pages) The day-to-day execution layer: the seven operational systems and how they interact, listing optimisation across photos / title / description / pricing, dynamic pricing tool comparison and engagement discipline, the eight-stage guest communication system with templates, the five things that actually move review scores and the recovery playbook for problem stays, cleaning economics across three models with the standardised checklist and verification protocol, maintenance discipline, smart-lock check-in versus personal check-in, multi-platform strategy across Airbnb / Booking.com / Vrbo / direct, and the weekly operating rhythm.
5. Setup & Furnishing Reference (PDF · 26 pages) The first 90 days: property suitability assessment, build-to-fit versus furnish-as-bought decision, budget allocation tables for all three quality tiers (with line-item ranges), room-by-room furnishing standards, the amenity inventory most operators underspec, the technology essentials and the items to skip, photography preparation and shoot-day staging, the pre-launch checklist (30+ items across functional / compliance / operational / listing readiness), the first-30-days operational rhythm, the engineered first-30-reviews launch playbook, and a complete worked example showing a £14k mid-tier setup budget allocated across the categories.