London 90-Day Airbnb Rule: What Every Host Needs to Know
If you’re considering short-term letting in London—or already hosting on platforms like Airbnb—you’ve likely come across the 90-day rule.
This regulation is one of the most important legal constraints for hosts in the capital. It directly impacts how often you can rent out your property and how much income you can generate.
At StayInLondon, we help property owners stay fully compliant while maximising revenue within (and sometimes beyond) this rule.
What Is the London 90-Day Rule?
The 90-day rule limits how many nights a residential property in London can be rented out on a short-term basis.
Key points:
- You can rent your property for a maximum of 90 nights per calendar year
- Applies to entire homes, not private rooms
- Automatically enforced by platforms like Airbnb
- Designed to prevent permanent housing being turned into hotels
This rule was introduced under the Deregulation Act 2015.
Why Does the Rule Exist?
The regulation was created to balance two competing priorities:
1. Protecting Housing Supply
London faces a chronic housing shortage. Without restrictions, too many homes could be converted into full-time short-term lets.
2. Supporting Responsible Hosting
The rule still allows homeowners to earn income from their property—just within limits.
3. Preventing “Hotelisation”
Authorities want to avoid residential neighbourhoods turning into unregulated hotel zones.
Does the Rule Apply to You?
The 90-day rule applies if:
- Your property is in London
- It is a residential property
- You are renting it on a short-term basis (less than 90 nights per booking)
It typically applies to:
- Buy-to-let properties
- Primary residences
- Second homes
When Does the Rule NOT Apply?
There are some important exceptions:
1. Planning Permission Granted
If you obtain planning permission for short-term letting, you can exceed 90 nights.
2. Long-Term Rentals
Lettings over 90 consecutive nights are not considered short-term.
3. Private Room Rentals
If you rent out a room while living in the property, the rule generally does not apply.
What Happens If You Exceed 90 Days?
If you exceed the limit without permission, you risk:
- Enforcement action from your local council
- Fines or penalties
- Being required to stop letting immediately
- Platform restrictions (Airbnb may block your calendar automatically)
How Airbnb Enforces the Rule
Airbnb has built-in safeguards:
- Your listing is automatically capped at 90 nights
- Bookings beyond this are blocked
- You must manually override only if you have planning permission
This makes compliance easier—but also limits revenue potential.
Can You Legally Go Beyond 90 Days?
Yes—but only under specific conditions:
Option 1: Apply for Planning Permission
This allows you to legally operate a full-time short-term rental.
Option 2: Use a Hybrid Strategy
Many professional operators combine:
- Short-term lets (up to 90 days)
- Mid-term or corporate lets (90+ days)
How StayInLondon Helps You Stay Compliant
At StayInLondon, compliance isn’t optional—it’s built into everything we do.
Our approach:
- Automated tracking of nights stayed
- Dynamic pricing optimisation within 90-day limits
- Strategic booking management
- Hybrid rental strategies to increase income
We ensure you never breach regulations while still achieving strong returns.
Maximising Revenue Within the 90-Day Rule
Even within the 90-day cap, you can significantly increase earnings:
1. Peak Pricing Strategy
Focus on:
- Summer months
- Christmas & New Year
- Major London events
2. Minimum Stay Optimisation
Increase average booking value with:
- 3–5 night minimum stays
- Premium guest targeting
3. High-End Positioning
Better interiors + professional management = higher nightly rates
The Future of Short-Term Let Regulations in London
Regulation is evolving, and further changes are expected.
The UK government has proposed:
- A national registration scheme
- Stricter enforcement measures
- Increased data sharing between platforms and councils
Staying compliant will become even more important in the coming years.
Why Professional Management Matters
Navigating regulations like the 90-day rule can be complex.
Working with a professional operator like StayInLondon means:
- Full legal compliance
- Higher occupancy within allowed limits
- Better pricing strategies
- Peace of mind
Want to maximise your property income while staying fully compliant?
👉 Get in touch with StayInLondon today for a free property assessment.