Registering a homestay in Himachal Pradesh under the 2025 rules

Himachal rewrote its homestay regime in 2025 and closed the door on leased and flat-based operations. If you own an independent house in Manali, Shimla or Dharamshala, here is the route.

The Himachal Pradesh Home Stay Rules, 2025 replaced the scheme that had run since 2008. They went through a draft in February 2025, a public consultation that drew hundreds of objections, and a notification on 25 June 2025. A month later the Tourism Department spelled out how it reads them: homestays are for owners of independent houses, full stop.

Who can register

• Only the recorded owner. Registration is granted on the basis of land records (the jamabandi), and the certificate is issued in the name of the documented owner.
• No leased premises. The department has stated that homestays cannot run in leased houses, and that running one on lease is not allowed.
• No flats or part-units. Flats and one- or two-room sets in shared buildings are excluded; the unit must be an independent building or a clearly separated floor with its own guest entrance.
• Residents and long-term settlers. Coverage of the notification indicates that people from other states who have lived in Himachal for more than 20 years may register.

The practical consequence for investors: buying a flat in Manali to put on a platform is not a route the rules support. An independent house you own is.

Size and standards

A homestay may offer at most six rooms, with no more than 12 beds in total, each room with an attached toilet. The notified rules call for CCTV in common areas, fire safety equipment, a separate entrance and emergency exit, displayed medical contact details, cleanliness standards and a structural stability certificate. They also encourage local cuisine and handicrafts.

Where to apply, fees and timeline

Applications go through the Tourism Department's e-service portal to the District Tourism Development Officer. The rules give the authority 60 days to decide; if it does not, the application is deemed accepted. No-objection certificates from the police and panchayat are no longer needed. Fees depend on the category (Silver, Gold or Diamond) and on whether the house is in a municipal, town-planning or panchayat area, ranging from about ₹3,000 to ₹18,000 a year. Women owners get a 5% discount, units in Pangi 50%, and paying three years in advance earns 10%. Silver units keep domestic electricity and water tariffs; Gold and Diamond pay commercial rates and come within GST.

Obligations after registration

• Display the registration or renewal certificate.
• Keep a guest register, with passport details for foreign guests.
• File Form-III (formerly Form C) for foreign guests within 24 hours of arrival.
• Renew on time: registration runs for one or three years.

Rule 11 makes violators liable to action under the Himachal Pradesh Tourism Development and Registration Act, 2002, and the department has announced verification drives.

A short file-preparation list

• A recent jamabandi extract showing you as owner.
• Photographs of the separate guest entrance and of each room with its attached toilet.
• Proof of the fire equipment and CCTV in place.
• The structural stability certificate, which older hill houses may take time to obtain.

Where Hexuvium fits in Himachal

Because only the owner in the jamabandi can register, a lease to an operator is out. What remains open is a management mandate: you stay the registered owner, and we handle listing, guest communication, cleaning, Form-III and renewals. We will ask to see your land record extract before we start.