Short lets can be lucrative in London. The 90-day rule can also trip you up. This guide gives you the essentials. Clear, practical, and current. You will learn what the rule means, how to stay compliant, what is changing in 2025 and 2026, and how to protect your income while staying on the right side of the law.

What is the 90-day short let rule in London?

In Greater London, entire homes listed on short-stay platforms are capped at 90 nights of bookings per calendar year without planning permission for change of use. This limit applies to “entire home” listings, not private rooms. The rule does not reset if you relist or switch platforms. Nights count per property, per year, across all platforms combined.

The legal basis sits in the Deregulation Act 2015 with London-specific provisions. Local councils enforce it through planning and enforcement teams. Platforms such as Airbnb and Vrbo have systems that try to block bookings beyond 90 nights for entire-home listings, but the legal duty rests with you as the landlord or host. If you breach the cap, councils can issue enforcement notices and fines. Repeat or wilful breaches can attract higher penalties.

Two important clarifications:

• If you obtain planning permission for short-term letting as a lawful use, the cap can be lifted. This is rare and highly location dependent.
• If a booking is for 90 nights or more with one guest, this usually counts as a longer let and sits outside the short-let cap. Tenancy and housing rules may then apply

Is short-term rental legal in London?

Yes. Short-term rental is legal within the 90-night framework for entire homes. Private room lets are generally not captured by the cap, though you must still meet safety, lease, mortgage, building, and insurance conditions. Some buildings or head leases prohibit short lets. Freeholder and building rules matter. Mortgages and insurers may restrict or require notification. Always check your lease, mortgage terms, and policy documents before listing.

Local boroughs can add their own planning rules and can pursue enforcement where short lets cause nuisance. Noise, waste, and anti-social behaviour are frequent triggers. Good neighbour policies, strict house rules, and vetted bookings help you stay welcome in the building and in the area.

Is the Airbnb 90-day rule only for London?

Yes, in this form it is a London-specific planning control. Other UK cities do not have the same 90-night statutory cap at the time of writing. However, the landscape is changing. National reforms are rolling out across England and Wales. Scotland already has a licensing system for short-term lets. Wales has council tax and planning changes for second homes. England is introducing a new use class and registration scheme. So, the 90- night cap is uniquely London, but national compliance requirements are broadening everywhere.

What are the new rules for landlords in 2025 and 2026?

Policy is in motion. Here is what to watch, based on government announcements and sector updates up to late 2024. Always check the latest guidance from your local council before acting.

• National short let register for England. Government plans a mandatory registration scheme for short-term lets. Expect a unique property ID, basic safety declarations, and data sharing with councils. Target rollout from 2025, with staged compliance periods.
• New planning use class for short lets in England. A distinct use class for short-term let properties is planned. Councils will be able to require planning permission when homes shift from standard residential to short-let use. Transitional rights may allow existing hosts to continue within defined limits. Expect borough-level Article 4 directions in high-pressure areas.
• London 90-day rule stays. The cap is expected to remain. The new national framework will sit alongside the existing London cap. This means two layers of compliance in the capital, the 90-night limit plus registration or planning controls where triggered.
• Safety and licensing convergence. Expect stronger enforcement on gas safety, electrics, fire precautions, and carbon monoxide alarms. Portable Appliance Testing in furnished lets is increasingly requested by operators and insurers. Some boroughs may require selective licensing for certain use cases or for medium-term stays.
• Data-driven enforcement. With a register and platform data flows, councils will have clearer visibility of nights sold and compliance status. You should assume more precision and fewer grey areas in 2025 and 2026.

These measures aim to balance housing supply with visitor accommodation. The practical result for you is simple. Plan for registration, keep paperwork in order, and assume that planning permission may be needed for full-time holiday lets outside the London 90-night allowance.

Can you make a living from Airbnb in the UK?

Yes, but treat it like a business. Returns depend on location, seasonality, property quality, and management discipline. In London, the 90-night cap on entire homes limits pure holiday-let volumes unless you mix strategies. You can combine approaches to sustain income.

• Blend short stays with mid-term rentals. Target 30 to 180 night corporate, insurance, or relocation bookings outside peak periods. Fewer changeovers, stable cash flow, and better compliance alignment.
• Focus on family and business demand windows. School holidays, major events, and corporate calendar cycles drive high ADR. Precision pricing and staging increase yield per available night.
• Keep costs tight and reviews high. Housekeeping quality, maintenance responsiveness, and proactive guest communication raise ratings and repeat bookings. Small operational gains create strong annual returns.
• Consider guaranteed rent options where appropriate. Fixed monthly income can stabilise cash flow during reforms or between long-let cycles. Evaluate net yield after fees and terms

With the right model, you can generate healthy annual income. The key is diversification, professional presentation, and data-led pricing. If you want support with strategy and operations, explore airbnb management london for a hands-off approach that protects performance and compliance.

How to stay compliant and maximise income under the 90-day cap

Compliance first. Profit follows. Use this checklist.

• Track nights accurately. Keep a unified calendar across platforms. Count every booked night of an entire-home stay toward the 90-night total.
• Configure platform caps. Enable the automatic 90-night limit where available. It reduces accidental breaches but do not rely on it alone.
• Verify permissions. Review your lease, building rules, mortgage, and insurance. Obtain written consent where required. Keep records on file.
• Meet safety standards. Gas Safety Certificate, EICR, smoke and CO alarms, clear fire escape routes, PAT testing for portable appliances, and guest information on safety. Update before peak seasons.
• Switch to mid-term stays after day 90. Target one to six month bookings to maintain occupancy while staying outside the short-let cap. Corporate and relocation demand is resilient.
• Optimise pricing and presentation. High-impact photography, concise house rules, and dynamic pricing aligned to events and school holidays. Margins increase when you capture premium nights at the right rate.
• Maintain the property proactively. Seasonal checks protect ratings and prevent cancellations. If you prefer a professional partner, consider property management services in london to reduce operational risk.

Practical pitfalls to avoid in 2025 and 2026

• Assuming legacy practices will pass. Registration and planning changes will formalise the market. Prepare early.
• Splitting listings to bypass caps. Councils assess by property, not listing. Evasion risks fines and reputational harm.
• Neglecting neighbour relations. Most complaints start with noise, waste, and access issues. Clear guest messaging and fast support prevent escalation.
• Inadequate documentation. Keep digital copies of certificates, consents, and insurance. Expect spot checks under new regimes.
• Forgetting tax. Declare income. Consider allowable expenses and capital allowances where applicable. Seek advice from a qualified accountant.

A quick note on definitions

Hosts often ask about the short let meaning or the short term let meaning. In practice, short lets usually cover stays of less than 90 nights for holiday or business travel. Medium-term stays fill the gap between short lets and assured shorthold tenancies. Your rights and duties change by length of stay and by contract type, so choose the correct agreement for each booking.

Summary: confident, compliant, and profitable

The 90-day rule is clear. Entire homes in London can be short let for up to 90 nights per calendar year without planning permission. Short-term rental is legal when you respect the cap, meet safety standards, and honour building and mortgage rules. From 2025, expect a national register, a defined short-let use class, and more consistent enforcement. Plan ahead. Blend short stays with mid-term bookings. Keep your documentation flawless. Focus on guest quality and maintenance to protect reviews and yield.

If you want expert support to stay compliant while growing revenue, our team can help. We deliver strategy, dynamic pricing, staging, guest care, and proactive upkeep. For a smooth, hands-off solution that protects your calendar and your reputation, speak to us about short-let management services in london