Airbnb Host Spreadsheet UK 2026/27, Holiday Let Income and Expense Tracker, Rent a Room and SA105 Tax, Excel & Google Sheets

Track every Airbnb, Booking.com and Vrbo stay, see your occupancy and nightly rate, and get your tax return figures for the 2026/27 tax year. It even works out whether Rent a Room relief or claiming expenses leaves you less tax to pay. Works in Excel and Google Sheets.

Built for UK hosts paying Income Tax: a holiday cottage, a second home, a city flat or rooms in your own home. The furnished holiday lettings rules ended in April 2025, so holiday lets are now taxed like other property income - this spreadsheet follows the new rules. It isn't built for limited companies or VAT-registered businesses.

WHAT IT DOES FOR YOU
• Log each stay from your payout report - nights, host fees and payouts are worked out, and double bookings are flagged
• Occupancy, nights let and average nightly rate for every listing, month by month (stays are split across months correctly)
• Rent a Room check: compares the £7,500 tax-free allowance with claiming expenses for rooms in your home and uses whichever is better
• £1,000 property allowance check for small hosts
• Stay there yourself? Your personal-use nights are taken off shared costs like bills, insurance and mortgage interest
• The 20% mortgage interest tax credit worked out for you
• London 90-night counter for whole homes, and the business rates test (140 days available and 70 nights let, or 252 and 182 in Wales)
• Income Tax estimate including your job's PAYE, payments on account and the Making Tax Digital date that applies to you

WHAT'S INSIDE (15 tabs + an example file)
• Bookings: 1,500 rows for stays, platform, earnings, host fees and cancellations, with a Check column that flags mistakes
• Listings: up to 10 listings - whole properties or rooms in your home, joint ownership share, nation and London
• Occupancy: nights let and income for each listing, every month
• Checks: London 90 nights and the business rates test, this year and last year
• Expenses: cleaning, laundry, guest supplies, bills, insurance, repairs, replacements and mortgage interest - split by personal use and matched to HMRC's boxes
• Tax Estimate and Annual Summary: Rent a Room vs expenses, your tax bill and every SA105 box ready to copy into your return
• Plus Start Here guide, Settings, Mileage (55p a mile), Monthly Summary, Dashboard, Key Dates, What Goes Where and Rates (with GOV.UK sources)

YOU'LL RECEIVE
• Blank Excel spreadsheet (.xlsx)
• Example Excel spreadsheet filled with a made-up host
• PDF with your Google Sheets links (click "Make a copy")

WORKS WITH
Microsoft Excel 2016 or newer (Windows and Mac) and Google Sheets with a free Google account. Set up on a computer; after that you can add stays on your phone.

PLEASE NOTE
• Digital download only. No physical item will be sent.
• This isn't a booking app or channel manager and it doesn't connect to Airbnb. It keeps your records and works out your figures. It doesn't send anything to HMRC.
• It's a record-keeping tool, not tax or legal advice. Planning permission, licences and business rates are decided by your council.
• Not covered: limited companies, VAT, capital allowances, Capital Gains Tax, overseas property and serviced accommodation run as a trade.
• Uses 2026/27 rates for England, Wales and Northern Ireland. Scottish income tax bands are different, so the estimate won't be exact in Scotland.
• Guests' details are personal data. Keep your copy private and only record what you need.
• Designed by me with the help of AI tools, then checked and tested by hand.
• For your own use only. Please don't share or resell.

Questions or stuck? Send me a message, I reply within 24 hours.