London’s short-term rental market is about to enter a new regulatory phase. From 2026, England will introduce a mandatory national registration scheme for short-term lets, and London will be one of the most affected markets.
With long-standing pressure on housing supply, the existing 90-night cap, and a high concentration of leasehold flats, the new register is likely to increase scrutiny and enforcement across the capital.
If you operate Airbnb-style accommodation in London, this is what’s coming—and what you should be doing now.
What is the short-term lets registration scheme?
The government is introducing a national, mandatory register for short-term lets in England, delivered through an online system.
In London, the scheme is intended to:
- give borough councils clear visibility of which homes are used as short-term lets
- improve compliance with safety and legal standards
- support enforcement of existing planning rules, including the 90-night limit
- make it easier to identify unauthorised or illegal short-term letting
This is a registration scheme, not a full licensing system. However, in a city like London, the practical impact could be significant because it formalises data that boroughs have historically struggled to access.
When will it be introduced?
The government has confirmed:
- Public testing is expected in late 2025
- Full implementation is planned for 2026
While final deadlines and fees have not yet been confirmed, London hosts should assume that registration will become a prerequisite to legally operating once the scheme goes live.
Why London is uniquely affected
London already has one of the strictest short-term letting frameworks in England.
The 90-night rule
In London, residential properties can generally be let on a short-term basis for up to 90 nights per calendar year without planning permission, provided the property is the host’s main home.
The new registration scheme is expected to make it far easier for boroughs to identify breaches, especially where:
- listings exceed 90 nights
- entire homes are operated year-round without planning consent
- multiple properties are operated under the same individual or company
Leasehold and block restrictions
Many London flats are leasehold properties where short-term letting is restricted or prohibited altogether.
A public register may increase the risk of:
- freeholders or managing agents identifying unauthorised use
- insurance and mortgage breaches becoming visible
- enforcement action following neighbour complaints
Who in London will need to register?
The scheme is expected to apply to:
- entire homes or rooms let to guests for short stays
- properties listed on platforms such as Airbnb, Booking.com, or let directly
- properties used as short-term lets even if only part of the year
Hotels, serviced apartments with established commercial planning use, and traditional guesthouses are not the primary target.
If you operate multiple units, mixed-use properties, or rent-to-rent models, expect closer scrutiny under the new system.
What information will London hosts likely need to provide?
While final details are still being confirmed, the registration process is expected to rely on self-certification rather than inspections.
London operators should expect to:
- register each property individually
- confirm compliance with existing safety and legal obligations
- acknowledge responsibilities around planning and lawful use
Whether documentary proof (such as certificates or insurance) must be uploaded remains unclear, but boroughs may still request evidence separately if concerns arise.
Planning reforms and London borough control
Alongside registration, the government plans to introduce:
- a new planning use class for short-term lets
- associated permitted development rights
- clearer national rules for main-home short-term letting
For London boroughs, this could mean greater power to restrict or manage growth, particularly in high-density or high-complaint areas.
For operators running full-time short-term lets that are not main homes, planning risk is likely to increase over time.
What enforcement could look like in London
Although enforcement details have not been finalised, in London it is realistic to expect:
- registration numbers required on listings
- boroughs cross-checking registration data against complaints, planning records, and council tax data
- increased action against illegal sub-letting and unauthorised rent-to-rent models
- more evidence-based enforcement rather than reactive investigation
Even without aggressive penalties, being visible on a national register changes the risk profile.
The Stay in London perspective: how professional management reduces risk in 2026
At Stay in London, we see the 2026 registration scheme not as a threat, but as a natural evolution of a maturing short-term rental market.
London has operated with fragmented oversight for years. The introduction of a national register formalises what professional operators already do: track compliance, understand planning limits, and operate transparently.
Registration favours professional operators
The biggest impact of the new scheme is likely to be on informal and non-compliant listings. Hosts who:
- exceed the 90-night limit without planning consent
- operate in blocks where short-term letting is prohibited
- lack proper safety documentation
- run rent-to-rent models without clear authority
will face higher exposure once a public register exists.
By contrast, professionally managed properties are already structured to withstand this level of scrutiny.
How we prepare owners for registration
As part of our management approach, we ensure every property is registration-ready well before 2026:
- clear identification of the lawful operating model (main home, limited use, or full planning consent)
- documented compliance with safety and legal requirements
- transparent operational records that can be produced quickly if requested
- proactive guidance to owners on planning, leasehold, and insurance constraints
This reduces disruption, protects income, and avoids last-minute compliance issues when new rules go live.
Protecting income while staying compliant
One of the biggest concerns for London landlords is that regulation means less income. In reality, the opposite is often true.
Properties that are:
- correctly positioned within the 90-night framework, or
- legally approved for extended short-term use
tend to achieve higher nightly rates, stronger reviews, and more stable occupancy, especially as non-compliant competition is removed from the market.
The 2026 changes are likely to reward quality, legality, and professional execution.
What London owners should do now
From our experience managing short-term lets across London, the most successful owners in 2026 will be those who:
- understand exactly how and why their property can be let short-term
- work with managers who track compliance, not just bookings
- treat short-term letting as a regulated business, not a side hustle
The registration scheme doesn’t change the fundamentals—it simply makes them visible.
At Stay in London, we believe the future of short-term letting in London belongs to compliant, well-managed homes that deliver great guest experiences while respecting local rules.
