Noisy short-let flat next door? How to raise it calmly and get help

Wheelie cases rattling down the corridor at midnight, a new group every weekend, music on the balcony. When a flat in your building or street becomes a holiday let, it can be wearing. In this article, you’ll find out why the host often doesn't realise, how to raise it kindly, what to ask for, what UK rules say and where to turn if it carries on.

Why the host may not know

Many hosts don't live nearby, and some use a management company for keys and cleaning. Guests are on holiday and have no idea that the walls are thin or that the neighbour below starts work at six.

So the person who can actually change things may simply never hear about it. Assume that first, rather than bad intent. It makes your first message easier to write and to receive.

How to raise it kindly

Guests will be gone in a day or two, so aim your message at whoever manages the flat. If you don't know who that is, start with the building's managing agent or a note through the door. Describe what you notice and how it affects you.

"Hello, I live in flat 4, just below yours. I'm not sure whether you're aware, but on several recent weekends there has been loud music and talking on the balcony after midnight, and suitcases in the hallway late at night. My partner and I both work early, so it has been keeping us awake. Could we have a quick chat about how we might sort this out together?"

What you could ask or agree

• House rules for guests. Ask the host to include clear quiet hours in the listing and the welcome information, for example no noise on balconies or in shared areas after 10pm.

• A contact number. Ask for a phone number you can use when there is a problem during a stay, so it can be dealt with that evening rather than days later.

• Rubbish and shared areas. Agree where guests should put their bins and when collection days are, and ask that this is in the check-in guide.

• A check-in later. Suggest getting back in touch after a month to see how things are going.

What the rules say

Noise from a holiday let is treated like any other noise. In England and Wales, councils must take reasonably practicable steps to investigate complaints about noise from premises that may be a statutory nuisance under the Environmental Protection Act 1990 (source). Between 11pm and 7am they may also act on excessive noise from a dwelling under the Noise Act 1996 (source), for example with a warning notice (source).

In a block of flats, the lease matters too. Most leases contain a covenant not to cause nuisance or annoyance to neighbours, although The Property Institute notes that such clauses can be hard to enforce in practice (source).

There are also specific rules for short-term lets. In London, homes that pay council tax can be let short-term for up to 90 nights a calendar year without planning permission (source). The government has legislated for a national registration scheme for short-term lets in England; check gov.uk for whether it is up and running yet (source). In Scotland, a host must have a short-term let licence before taking bookings (source), and you can report problems to the council's short-term lets licensing team (source). In Wales, a new Act will bring in licensing of visitor accommodation, with a default start in March 2030 (source).

What applies to your situation depends on where you live and on your lease. This article is not legal advice; Citizens Advice or your council can help you further.

Keep track of what happens

A short, factual log helps if you need the council or managing agent later. Note the date, the time, what you heard or saw and how it affected you. Stick to facts, don't film or photograph guests or the flat, and don't post accusations in a residents' WhatsApp group or online. Our free Excel log gives you a simple template.

If you can't work it out together

If the host doesn't respond, contact the managing agent or freeholder of the building and ask them to look at the lease. If you rent your own flat, let your landlord or housing provider know as well. Community mediation can help where there is someone to talk to (source). For ongoing noise, report it to your council. If anyone is threatening or violent, call 999; for non-urgent crime, call 101.

Help with the first message

The CalmNotes pack for short-let and Airbnb disturbance gives you editable example messages to the host or managing agent in short, medium and detailed versions, plus a reminder, a third message and an Excel log. If you would rather involve the building manager or your landlord, see the CalmNotes pack for contacting the building manager or the pack for contacting your landlord or housing provider. You can find more in English packs for the UK.

Choose a suitable next step

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