Let your property with Keys Holiday Cottages
Whether you’re after some advice before buying a property, considering letting your home for the very first time or have years of experience, we are here to offer free, honest advice and make the whole process of letting your holiday home as simple, stress-free and successful as possible.
Since our first booking over 50 years ago, we have strived to offer holiday home owners the best level of service, expertise and peace of mind we possibly can. As a company we have grown and adapted, embracing new opportunities and continuously reinvesting in new technology and marketing opportunities.
We believe having a local presence is key to successfully managing holiday properties, so our office has remained in Sheringham, allowing us to serve north Norfolk with the same level of attention and local knowledge. Our service is personal, flexible and can extend to full property management, covering everything from booking admin and marketing to weekly changeovers and property maintenance.
Stress-free listing on additional websites, at no extra charge
We will publish and maintain listings for your property, with all bookings stored in one place - you can view them on your online property portal. We use many affiliate companies too. Our trusted partners include: Booking.com, TripAdvisor, Holidu, Snaptrip, Simply Sea Views, Home To Go, VRBO and Expedia.
Location: We find that holidaymakers choose their holiday property for a variety of reasons, from ground floor due to mobility concerns to a modern property with an open plan kitchen/diner for family togetherness – whatever your property we are sure it will suit, one size does not fit all!
Close to amenities: being within walking distance of a local shop, pub, restaurant or bus stop is always popular, however some people prefer being rural and the peace and quiet
What happens to my personal belongings: we would not want anything to happen to your own belongings therefore we recommend storing anything of value in a locked cupboard/room or removing them completely, also holidaymakers like the property to feel less like someone’s family home…
What about cleaning: We can manage the linen and towel/cleaning for you as we work with lots of local companies
What happens if something breaks: again we can get this repaired for you by our maintenance team
Are there restrictions on our personal use of the property?: None at all… We firmly believe that, first and foremost, it is your property and you should be free to use it as much or as little as you wish. There is no charge for any aspect of using your own property be it booking or arranging cleaning/linen… all we ask is that you let us know when you will be using the property and respect any bookings we have taken.
Will my House Insurance cover holiday letting?: Probably not but it normally doesn’t cost too much extra to incorporate this. You will need to check with your insurers. We also require that you have at least £5,000,000 public liability within your insurance in case guests or cleaners have an accident whilst at your property.
Will it be financially rewarding?: Most owners choose to let their property to help with purchase or running costs. It is always nice visiting your property when you know it is paying for itself! In our experience, quality properties command a premium price and yes, letting your property will help greatly in giving you a good return on your investment. We will be delighted to visit your cottage with no obligation on your behalf and give an assessment on its letting potential and our opinions on the rates achievable.
Tax: Understanding the legalities involved and knowing what type of holiday let business you qualify as is your first step. If your holiday property is available to guests for short rental periods over 30 weeks or more in a year, it is classified as a business and will need to be registered for business rates. Fortunately, there are tax relief schemes available for properties classed as Furnished Holiday Lets. For more information read our Furnished Holiday Let tax guide or a visit the HMRC HS252 help guide for more information.
Planning permission: You may require planning permission to materially change the use of a property to a commercial holiday let and this will need to be obtained from the local council (NNDC in Cromer) but it’s also worthwhile checking that there are no clauses regarding commercial letting in your lease or conveyancing agreement. For more information contact NNDC - 01263 513811.Health and safety: In order to make sure your property is suitable as a holiday let, it is advisable to do an overall risk assessment to make sure you have your health and safety regulations covered. By law, you are required to have an annual gas safety check, PAT testing for electronics and a valid fire risk assessment – we can help with these.
Which holiday let properties do not need an EPC?
Some holiday lets won’t need an EPC:
- Holiday accommodation rented out for less than four months each year.
- Accommodation that is let under a ‘licence to occupy’.
- If your property is a listed building and energy efficiency measures may affect its historic value (you should ask for advice from your local council).
What is a licence to occupy?
This simply means the person renting the property has your permission to be there and to use its facilities on a temporary basis. Unlike a tenancy agreement, a licence to occupy also typically means you, the owner are responsible for utility bills.
Do holiday cottages need PAT testing?
The short answer is no, it is currently not a legal requirement. However, we highly recommend all owners to have PAT (Portable Appliance Testing) testing done to ensure the safety of your guests and to avoid any potential legal issues in the future.
Holiday let rules & regulations
Making sure you understand the relevant holiday let rules and regulations, whilst not exciting is very important. The legislation surrounding holiday lets is there to protect you, your property and your guests. It is essential that you do not overlook your duty of care to your guests and that you comply with the law.
We can assist you in every step of the way with these legislations, but here are a few sources of information that you can use to keep up to date, these include: HMRC renting out your property GOV.UK renting out your property
Don't just take our word for it, this is what our owners say-
Owners testimonial - Starry Seaview
Owners testimonial - Philips Cottage, Sheringham
I started my holiday let with Keys Holiday Cottages in 2024,something I had never done before and was apprehensive with what it may in tail. I have been so grateful and delighted with all the help,advice and professional guidance Louise and Gayle have given me .The bookings have been consistent, Keys Holiday Cottages have a very good reputation and have lovely guests who return year after year, but also attract new guests as well. The website is easy to use , or you can pop into the office or call on the phone making life easier if you need to. I would like to thank them for all they have done for me and making my holiday cottage a success.
Owners testimonial - The Prairie, Sheringham
Our family has used Keys Holiday Cottages as holiday makers, and more recently as owners, and in both respects we think they are fantastic. They offer a helpful and personal service in both respects, and are more than happy to assist if there are any problems.
The staff are friendly and knowledgeable, and they offer a good range of properties in North Norfolk.
We would highly recommend!

“Bramble Cottage, Sheringham - We had a lovely stay at Bramble cottage. It was equipped with everything we needed. The location was excellent, a short walk to the main strip of Sheringham. Pub and local shop very close. Cute little courtyard to sit and enjoy the sunshine and parking at the side of the property. The stairs were very steep, not ideal for small children, and the bunk beds were quite small in size but it didn't affect our stay as our children were older. Lovely property for couples and we will definitely be returning to bramble cottage with our family. Keys cottages were amazing updating us with all the relevant information we needed for our stay. Customer service was excellent and booking process was straight forward with a £50 refundable deposit. Our future trips to Norfolk will be booked through Keys. Thank you for an enjoyable holiday..... Mark S
”