Updated 28 September 2026. London's 90-day rule is a planning restriction, not simply an Airbnb calendar setting. Before accepting bookings, establish the position for your property and keep one record covering every booking channel.
What is London's 90-day rule?
Government planning guidance explains that qualifying London properties can be short-let for up to 90 nights per calendar year without that use requiring planning permission. The exemption has conditions, including council-tax liability. If the conditions are not met, planning permission is required.
This framework follows the 1973 Greater London legislation as amended in 2015. It is not a rule created by Airbnb or a nationwide 90-night allowance.
Count nights across all channels
Maintain a property-level record rather than relying on separate calendars. Record completed stays, confirmed future stays, cancellations and the source of each reservation. Include bookings received directly or through another manager.
For example, if your applicable limit is 90 nights and 55 relevant nights have already been used, 35 remain before allowing for future commitments. If another 20 are booked, only 15 remain uncommitted. This illustrates the tracking arithmetic; it does not determine which arrangement is lawful for your property.
Changing websites or managers does not create a fresh allowance. At handover, ask for the current-year booking history before making dates available.
Platform settings do not replace permission
A platform's availability controls help administer bookings but do not establish the property's planning status. Keep the underlying permission and any conditions with the property records. Ask your borough's planning team if the proposed use or existing documentation is unclear.
Check other restrictions before listing
- Review the lease and any freeholder or building requirements.
- Confirm the lender's position where the property is mortgaged.
- Check insurance for the intended accommodation use.
- Identify safety requirements and who completes the checks.
- Resolve any permissions or conditions before relying on a revenue forecast.
Planning permission is one part of the assessment. It should not be treated as confirmation that every other obligation has been met.
What about longer stays?
Do not assume that labelling a reservation “medium term”, using a different platform or selecting a particular booking length automatically makes the arrangement compliant. Review the actual proposed occupation, planning position, contractual restrictions and any tenancy obligations with the appropriate adviser.
If considering a mix of stays, obtain a documented assessment first. Model each permitted arrangement separately, including time between occupancies and costs. Do not forecast year-round holiday income while using a 90-night allowance.
What happens if the conditions are exceeded?
Government guidance says local planning authorities can take enforcement action where the London conditions are not satisfied. If you receive an enquiry or notice, retain the records and obtain advice specific to the property and document.
An owner handover checklist
- Collect the current planning documents and written permissions.
- Identify the person responsible for reviewing the proposed use.
- Reconcile nights already used and future commitments across all channels.
- Agree who controls availability and approves changes.
- Document the response when remaining availability is nearly exhausted.
- Review the income estimate against those constraints.
How Stay In London can help
We can discuss your property, availability and management requirements as part of an assessment. Read about our 90-day-rule management support, compare short-let and long-let approaches, or request a property assessment.
For the wider service, see Airbnb management in London. An operational proposal does not replace property-specific legal or planning advice.
Official planning guidance checked on 28 September 2026. This article provides general information.
