182
nights actually let
Paying guests, at your normal rate, in the 12 months before the day you are assessed.
For holiday let owners in Wales
Know where you stand on the Welsh letting rules.
A Welsh holiday let has to be let for 182 nights a year to stay on business rates. nos counts every night across every booking site, and tells you the day you cross the line.
The calculator needs no sign-up and nothing leaves your device.
The rule
Two numbers, one deadline.
Meet the requirements and your let stays on business rates. Fall short and it moves to council tax, in many areas with a second-home premium on top.
252
nights available
Open to book in the last 12 months, and intended to be in the next 12.
56
days to answer
The Valuation Office can write at any time. You then have 56 days to return its form.
Since April 2026 a near miss can be rescued by your two or three-year average, and up to 14 nights donated to a registered charity count. nos works all of that out for you.
How it works
From three calendars to one number.
-
01
Connect your calendars
Paste the calendar link from Airbnb, Vrbo, Booking.com or your agency. nos reads each one every hour.
-
02
See your number
One count for the rolling 12 months. A booking that appears on three sites is still one booking.
-
03
Know your date
A forecast from confirmed bookings shows the day you cross 182, and how it moved this week.
-
04
Fill the right gaps
The short runs of empty nights your minimum stay is blocking, and what each one is worth.
The year view
Every light is a night let.
Your whole year on one screen. Nights let glow, bookings ahead wait in the dusk, and the gaps worth chasing are ringed.
- Let
- Booked ahead
- Fillable gap
- Empty
The evidence pack
Ready when the letter arrives.
The VOA's form asks for nights available, nights let and income for three financial years. nos keeps those answers current, with the bookings behind them, in one PDF.
- Figures laid out exactly as the form asks
- Every booking with its dates, channel and reference
- A dated record that the property was open to book
- A countdown from the day the letter lands
Free calculator
Check your count now.
Enter your nights so far and add the bookings still to come. Everything is worked out in your browser. Nothing is uploaded.
Bookings still to come (optional, for your crossing date)
Where do I find the file?
Each booking site can export your calendar as a link ending in .ics. In Airbnb, open Calendar, choose the listing, then Availability, then Connect to another website. Copy the link, open it in a new tab and the file downloads. Vrbo, Booking.com and most agencies have the same option under calendar sync or export.
These files mostly list upcoming bookings only, which is why the past year's total is asked for above.
0/ 182
nights let in the last 12 months
Enter your nights to see where you stand.
- You cross the line
- –
- Booked ahead
- –
- Multi-year average
- –
A guide, not a ruling. Only the VOA decides how a property is classified.
Pricing
One plan. Priced per property.
nos is in development. These are the launch prices, and the waiting list gets them first.
Monthly
£12 a month
For your first property. £6 a month for each one after.
Two months free
Yearly
£120 a year
For your first property. £60 a year for each one after.
Every plan includes
- Every calendar, synced hourly
- Rolling count and crossing date
- Gap finder
- Monday check-in email
- Evidence pack and VOA countdown
- Registration and levy figures
- Free access for your accountant
- 14-day free trial, no card needed
Questions
Fair things to ask.
Is nos tax advice?
No. nos keeps count and organises your records. It does not decide how your property is classified, which is the Valuation Office's job, and it does not replace an accountant.
Which booking sites does it work with?
Any that can export a calendar link, which includes Airbnb, Vrbo, Booking.com and most letting agencies. Direct bookings can be typed in.
What if the 182-night rule changes?
The thresholds are settings, not something built into the product. When the Senedd changes a number, nos is updated and every count follows from the date the new rule takes effect.
Do you hold my guests' details?
No. nos keeps dates, the booking reference and the number of guests. Names, emails and phone numbers are discarded as each calendar is read.
What about the visitor levy and registration?
Every provider in Wales must register with the Welsh Revenue Authority by 31 March 2027. nos tracks that for each property and, where your council charges the levy, works out the figures for each return.
A fydd ar gael yn Gymraeg?
Bydd. Cymraeg is planned as a full second language for the app, not an afterthought.
Be first to stop counting by hand.
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