Guides · Updated 2026-10-15

ChatGPT prompts for B&Bs and holiday lets (UK)

These prompts cover the writing a B&B, guest house or self-catering holiday let does all the time: listing copy, booking terms, welcome and check-out messages, house rules and review replies. Fill in the [brackets], paste into ChatGPT, Claude or Gemini, and check the draft before you use it. AI tools can get rules wrong, so check anything legal yourself. We checked the rules below on 15 October 2026. They apply to England unless we say otherwise; Scotland, Wales and Northern Ireland have some different rules.

For general business messages, see ChatGPT prompts for small business admin.

Listings and prices

1. Listing description

Write a listing description for my [B&B/guest house/holiday cottage] in [place]. Facts: [bedrooms and beds], sleeps [number], [parking], [Wi-Fi], [breakfast or kitchen], [dogs allowed or not], [accessibility, including steps], [what's nearby, with walking or driving times]. Honest and warm, no claims I haven't given, British spelling, 150 to 200 words, plus a 60-character headline.

2. Price wording that includes every compulsory fee

My nightly rate is [£amount] and I also charge [cleaning fee £amount per stay / booking fee / other compulsory charge]. Optional extras are [list, such as dog £amount, late check-out]. Write the price line for my website for a [number]-night stay for [number] guests on [dates or season], showing one total that includes every compulsory charge, then list the optional extras separately. British spelling, short.

Since 6 April 2025, it's illegal to show a headline price and add compulsory fees later in the booking ("drip pricing"). The total price should include any fee, tax or charge the customer must pay, and a "from" price is fine as long as it includes them (CMA: providing clear and accurate information about prices). The CMA's own example is a holiday priced for a 7-night stay for 2 people between set dates.

Bookings

3. Booking and cancellation terms

Write short booking terms for my [B&B/holiday let]. Rules: a deposit of [amount or %] to book; balance due [days] before arrival; cancel [days] or more before arrival for [refund or rebooking]; less notice means [what happens]; we'll refund [what] if we re-let the dates. Fair, plain English, no small print, British spelling, under 200 words.

Keep it fair: the Consumer Rights Act 2015 lists, as a term that may be unfair, one requiring a consumer who decides not to go ahead to pay a disproportionately high sum in compensation or for services not supplied (Schedule 2, paragraph 5).

4. Pre-arrival message

Write a friendly message to send [days] before a guest arrives. Include check-in time ([time]), how to get in ([key safe / meet in person], leaving the code for me to add), parking ([details]), directions from [main road or station], and my phone number for problems ([leave as placeholder]). British spelling, under 150 words.

5. Guest registration request

Write a short, polite line for my booking confirmation and check-in form asking every guest aged 16 or over for their full name and nationality, and for overseas guests their passport number and place of issue, and their next destination. Explain briefly that UK law requires hosts to keep this record. British spelling, under 80 words.

The Immigration (Hotel Records) Order 1972 applies to any premises where sleeping accommodation is provided for reward. Guests aged 16 or over must give their full name and nationality on arrival. Some overseas guests must also give passport details and their next destination, and you must keep a written record for at least 12 months (legislation.gov.uk). Keep the record secure and don't keep it longer than you need.

In the property

6. House rules and welcome guide

Turn these notes into a short, friendly house rules and welcome page for my [B&B/holiday let]: [paste notes on quiet hours, smoking, dogs, bins and recycling, heating, Wi-Fi, check-out time]. Keep my rules exactly; group them under clear headings; British spelling, under 300 words.

7. Fire safety and escape notes for guests

Using only these facts from my fire risk assessment, write a short fire safety notice for guests: [escape routes from each room, where the alarms and fire blankets are, the meeting point, what to do if the alarm sounds, the address to give the fire service]. Clear, calm, numbered steps, British spelling, under 150 words.

If guests pay to stay, the Regulatory Reform (Fire Safety) Order 2005 covers your property, and you must do a fire risk assessment. For small premises (up to 10 guests, ground and first floor, no more than four bedrooms on the first floor), the Home Office's guide making your small paying guest accommodation safe from fire includes a checklist. Use the AI tool only to word the notice. The facts must come from your own assessment.

8. Check-out message and review request

Write a short check-out day message thanking [guest name] for staying, reminding them of check-out time ([time]) and what to do with keys and bins ([details]), and asking if they'd leave an honest review on [Google / booking site] here: [link]. Easy to say no, no discount or gift for a review, British spelling, under 120 words.

Don't offer anything in return for reviews: see can Google detect fake reviews?

Reviews and the business side

9. Reply to a bad review

A guest left this review: [paste review]. Write a calm, polite public reply from me, [name], the owner. Thank them, acknowledge [the specific problem] without arguing, say what we've done about it ([if anything]), and correct any fact that's wrong ([fact]) politely. Nothing private about their stay, British spelling, under 100 words.

10. Checklist of rules to check with my council and HMRC

Make me a simple checklist, with tick boxes, of things to check for a holiday let in [area of England]: planning permission, business rates or council tax, fire risk assessment, gas safety, electrical safety, an EPC, TV and music licences, insurance, and the national short-term let registration scheme. Add a column for "who to ask" and "date checked". Don't state any rule as fact; this is a list for me to check.

GOV.UK's rules for letting out a self-catering holiday home in England (updated 2 October 2026) covers each of these. It says a mandatory national registration scheme for short-term lets in England is expected to begin in March 2027. The furnished holiday lettings tax regime was abolished from 6 April 2025, so holiday let income is now taxed under the usual residential landlord rules.

Before you use anything

• Check every rule against the source, not the AI's version.
• Don't paste guests' names, passport details or phone numbers into an AI tool.
• For booking, payment and review tools, see AI tools for B&Bs.

FAQ

Do I have to include the cleaning fee in my advertised price?

If guests must pay it, yes. Since 6 April 2025, compulsory fees must be included in the total price you show, not added later in the booking, according to the CMA.

Do B&Bs have to keep a guest register?

Yes. Under the Immigration (Hotel Records) Order 1972 you must record every guest aged 16 or over (arrival date, full name and nationality, plus more details for some overseas guests) and keep the record for at least 12 months.

Do holiday lets need to register in England?

Not yet. GOV.UK says a mandatory national registration scheme is expected to begin in March 2027.

Is there still a furnished holiday lettings tax regime?

No. It was abolished from 6 April 2025 (1 April 2025 for companies).