Opinions please! Renting out for Airbnb/Contractor etc

[boyintheorangeboots]

We have built a self-contained studio flat above our detached garage to cover several uses. Our house isn't big at all (effectively two double bedrooms) and we want to keep our options open, so initially it was for son to have a place to crash with friends, family staying over, visitors etc.

However, we know several people who have rented out through Airbnb, Spareroom and also 4 night agreements with local contractors, so may even try this at some point.

It's one big room and will have kingsize bed, sofa, coffee table , desk/work area, full (small) kitchen with breakfast bar, and large shower room. It's completely self-contained, accessed via an external staircase.

We are now at a point where we need to make lots of decisions with the plumber and electrician. The only thing we are deliberating about is a washing machine. Is this something that is expected in this kind of set-up?

I rent out a room in my flat via Spareroom.

I'll take contractors, but not Airbnb - expectations are too high, you'll be changing beds all the time and cleaning up after each guest, while they expect champagne hotel on a beer budget.

Contractors are much less faffy, and tend to look after themselves a bit more. However, I would think that the lack of a washing machine would put most people off - I certainly wouldn't rent a full time home without one and I'd find even a M-F let without one off putting

Have you checked about the council tax implications as it's a self contained place?

Are you near a university or hospital ? you could rent it to students on a term time basis ( your son / friends can use it during vacation time ) or to hospital staff that have a quick turn around on their shift on a nightly basis.
Which ever you do I would instal a washer .
And make sure there are very clear ground rules to whoever you rent it to.

I second the suggestion to check out the tax implications.
Also, if you don't have any shared space with them then you don't have quite the same rights as if you have someone living in your house and sharing living space.

It sounds as though you'll need proper AST tenancy agreement?

If it's only going to be m-f or Airbnb then a washer is optional, if a longer term let us possible then

Pushed return too early!

You will need to pay council tax on it if it's self contained and occupied by someone other than a relative, or possibly business rates, get advice which is correct.

Also worth considering the income tax implications - you won't be able to benefit from the Rent A Room scheme