Who pays the TV licence at a rented property? Tenants, lodgers, empty properties and holiday lets

TV licence law applies across England, Wales, Scotland and Northern Ireland because the Communications Act 2003 duty is UK-wide; the answers below do not vary by nation. In England only, from 1 May 2026, written tenancy information must disclose a TV licence if it is a bill the tenant may have to pay.

Who pays the TV licence at a rented property, the landlord or the tenant?

No statute says “the landlord pays” or “the tenant pays” for a TV licence at a rented property; the legal duty attaches to installing or using a television receiver, while TV Licensing’s own convention says it is the tenant’s responsibility unless the tenancy agreement puts it on the landlord. The Communications Act 2003 states: “A television receiver must not be installed or used unless the installation and use of the receiver is authorised by a licence under this Part.” TV Licensing’s tenant guidance then gives the practical allocation: “It is always the tenants' responsibility unless the tenancy agreement states that the landlord is responsible.” That makes the tenancy agreement the first document to check: if it says the landlord includes the TV licence, the landlord has taken on that bill; if it is silent, TV Licensing treats it as the tenant’s responsibility. In England from 1 May 2026, government written-terms guidance lists “A TV licence” as a bill to disclose where relevant.

Does a lodger need their own TV licence?

A lodger sharing the homeowner’s building does not need their own separate TV licence if the homeowner already has one, but a lodger in self-contained accommodation such as a separate flat or annex does need a separate licence. TV Licensing’s lodger FAQ says: “You're covered by the homeowner's TV Licence if they have one, but only if you live in the same building.” The same FAQ draws the boundary for annexes and separate flats: “If you live in self-contained accommodation, such as a separate flat or annex, you need your own separate licence.” The statute itself does not create a special “lodger” category; the operative legal rule is still that a receiver must not be installed or used without a licence. In practice, the sharp distinction is not whether the person is called a lodger, licensee or tenant, but whether they are living within the licensed home or in a self-contained unit.

Does a landlord need a TV licence for an empty property?

A landlord does not need a TV licence for an empty property merely because they own it, but a licence is needed if a television receiver is installed or used there. The Communications Act 2003 frames the duty around the equipment and its use, not around occupation: “A television receiver must not be installed or used unless the installation and use of the receiver is authorised by a licence under this Part.” That is why an empty, unfurnished rental with no TV equipment being used is different from a void property where the landlord has left a working TV installed for viewings, cleaners, contractors or incoming tenants. TV Licensing also has an administrative route for voids: “If the property becomes empty, you can let us know and we'll stop sending letters to the address for up to six months.” The useful distinction is receiver installed or used, not whether anyone lives there full-time.

How much is a communal TV licence, and when does an HMO or a block need one?

There is no discounted “communal TV licence” for an ordinary rented HMO or block: the standard licence is £180, one licence covers a shared house on a single joint tenancy, and separate tenancies need separate licences. TV Licensing’s residential-landlords guidance says: “A TV Licence costs £180.” It also states: “In a shared house with a joint tenancy, one TV Licence will cover the whole house.” For HMOs with individual room agreements, the same page says: “In shared houses with multiple tenancies (HMO - houses of multiple occupancy) tenants with their own tenancy agreement will need a TV Licence for their room.” The often-quoted £7.50 rate is real, but it is not an ordinary landlord or HMO rate: TV Licensing says “An accommodation for residential care (ARC) concessionary TV Licence costs £7.50 per room, flat or bungalow,” and one eligibility route is being “Registered under the Care Standards Act 2000.” Ordinary private HMOs and blocks pay the standard route, not the ARC concession.

Do you need a TV licence for an Airbnb or short let?

Yes, an Airbnb or short-let address needs TV licence cover if guests can watch live TV, recorded TV on TV services, streaming-service live TV or BBC iPlayer there. TV Licensing’s hotels, hostels, mobile units and campsites guidance expressly includes Airbnb: “If your Airbnb address is covered by a TV Licence, your guests can enjoy live or recorded TV from channels like BBC, ITV, streaming services such as YouTube and Amazon Prime, and downloads from BBC iPlayer.” For a hosting business, the fee structure can be broader than a normal single dwelling: TV Licensing says, “You only need to pay one fee of £180,” in guidance covering up to 15 accommodation units. The legal anchor is still the general Communications Act rule that a receiver must not be installed or used unless licensed. The practical test for hosts is simple: if you provide TV equipment or access for guests, arrange licence cover for the letting address.

Do you need a TV licence for a holiday home?

Yes, a holiday home normally needs its own separate TV licence if you watch TV channels, live TV on streaming services or BBC iPlayer there, even if your main home is already licensed. TV Licensing’s second-home guidance says: “You will need a separate TV Licence to watch TV channels on any TV service, live TV on streaming services, and BBC iPlayer* in your second home.” The main exception is narrow and equipment-based, not occupation-based: “The exception is if you only ever use devices powered solely by their own internal batteries (i.e. it is not connected to an aerial or plugged into the mains) – in which case your main home's TV Licence will cover you.” This is the key difference from an empty rental property: a holiday home may be unoccupied much of the year, but if a receiver is installed or used there, the licence question still arises.

Last reviewed August 2026.

Sources

• Communications Act 2003 s.363(1) — “A television receiver must not be installed or used unless the installation and use of the receiver is authorised by a licence under this Part.” Source
• TV Licensing, tenants and lodgers guidance — “It is always the tenants' responsibility unless the tenancy agreement states that the landlord is responsible.” Source
• GOV.UK written information landlord guidance — “A TV licence” Source
• TV Licensing FAQ108 — “You're covered by the homeowner's TV Licence if they have one, but only if you live in the same building.” Source
• TV Licensing FAQ108 — “If you live in self-contained accommodation, such as a separate flat or annex, you need your own separate licence.” Source
• TV Licensing FAQ47 — “If the property becomes empty, you can let us know and we'll stop sending letters to the address for up to six months.” Source
• TV Licensing, residential landlords guidance — “A TV Licence costs £180” Source
• TV Licensing, residential landlords guidance — “In a shared house with a joint tenancy, one TV Licence will cover the whole house.” Source
• TV Licensing, residential landlords guidance — “In shared houses with multiple tenancies (HMO - houses of multiple occupancy) tenants with their own tenancy agreement will need a TV Licence for their room.” Source
• TV Licensing, residential care homes guidance — “An accommodation for residential care (ARC) concessionary TV Licence costs £7.50 per room, flat or bungalow.” Source
• TV Licensing, residential care homes guidance — “Registered under the Care Standards Act 2000.” Source
• TV Licensing, hotels, hostels, mobile units and campsites guidance — “If your Airbnb address is covered by a TV Licence, your guests can enjoy live or recorded TV from channels like BBC, ITV, streaming services such as YouTube and Amazon Prime, and downloads from BBC iPlayer.” Source
• TV Licensing, hotels, hostels, mobile units and campsites guidance — “You only need to pay one fee of £180” Source
• TV Licensing, second home guidance — “You will need a separate TV Licence to watch TV channels on any TV service, live TV on streaming services, and BBC iPlayer* in your second home.” Source
• TV Licensing, second home guidance — “The exception is if you only ever use devices powered solely by their own internal batteries (i.e. it is not connected to an aerial or plugged into the mains) – in which case your main home's TV Licence will cover you.” Source