If you own a property in London and are thinking about short-term letting or Airbnb, the 90-day rule is one of the first things you need to understand.
Get it wrong and you could face planning enforcement, complaints from your local council, or problems with your lease or mortgage. Get it right and it becomes a manageable part of running a compliant and profitable short-let.
This guide explains exactly how the rule works, what happens when you reach the limit, and what your options are as a London landlord.
What is the London 90-day rule?
The London 90-day rule refers to a limit on how many nights per calendar year an entire home in London can be let on a short-term basis without planning permission.
Under the Deregulation Act 2015, properties in London were granted permitted development rights allowing short-term letting of up to 90 nights per calendar year. Beyond that, the property owner must obtain planning permission from their local borough to continue.
In simple terms: if you are letting your entire home as a short let in London, you are generally limited to 90 nights per year unless you have the right permission in place.
Does the 90-day rule apply to me?
The rule applies if you are letting an entire home (not just a room), the property is in Greater London, you are using a platform such as Airbnb, Vrbo, or Booking.com, and you are not present during the guests’ stay.
If you rent out a room within your home while you are also living there, the 90-night cap does not apply in the same way. The restriction is specifically aimed at whole-home short lets where the owner is absent.
How does Airbnb enforce the 90-day rule?
Airbnb automatically caps entire-home listings in London once they have been booked for 90 nights in a calendar year. After that point, the listing becomes unavailable for new bookings until the next calendar year begins.
Airbnb states that hosts can confirm they have the right to let for longer — for example, if they have obtained planning permission — and unlock additional nights.
This means landlords cannot simply bypass the cap on the platform. If you want to continue letting beyond 90 nights without planning permission, you would be doing so outside the terms of the platform and potentially in breach of planning law.
What counts as a night?
Each booked night counts toward the 90-night total. It does not matter how long each individual stay is. A guest staying for one night counts as one night. A guest staying for seven nights counts as seven nights. The calendar resets on 1 January each year.
What happens if I exceed 90 nights without permission?
If an entire home is used for short-term letting beyond 90 nights without planning permission, the property owner may be in breach of planning law. This could result in an enforcement notice from the local council, requirement to cease short-term letting, potential fines or legal action, and complications with your lease, mortgage, or insurance.
Local councils in London have the authority to investigate and act on suspected breaches. Some boroughs are more active in enforcement than others, but the risk is real.
Can I get planning permission to let beyond 90 nights?
Yes. If you want to run a short-let property for more than 90 nights per year in London, you can apply to your local planning authority for a change of use.
The planning process varies by borough and the outcome is not guaranteed. Some areas are more restrictive than others, particularly in high-demand residential neighbourhoods.
Before applying, it is worth getting specialist advice. A Short Let Consultancy can help you understand whether planning permission is worth pursuing for your property and location.
Does the 90-day rule apply across all London boroughs?
The 90-night permitted development right applies across Greater London as a whole. However, some boroughs have been granted an Article 4 Direction, which removes that permitted development right. This means short-term letting — even below 90 nights — may require planning permission in certain areas.
Landlords should check with their specific local borough before listing a property. The rules can change and vary by location.
Other restrictions landlords should check
Beyond the 90-night rule, there are other restrictions that could affect your ability to let short-term:
Leasehold restrictions. If your property is leasehold, your lease may prohibit short-term letting or require the freeholder’s consent. Check the lease carefully before listing.
Mortgage conditions. Some mortgages do not permit short-term letting. Using a property for Airbnb without checking your mortgage terms could put you in breach of your loan agreement.
Insurance. Standard home insurance does not usually cover short-term rental activity. You may need specialist landlord or short-let insurance.
Building regulations and management companies. If your property is in a managed block, the building’s management company may have rules about short-term letting.
Strategies London landlords use to stay compliant
Landlords who want to maximise income while staying within the 90-night limit often use a combination of approaches:
Maximise nightly rates during peak periods. Rather than chasing volume, focus on higher rates during busier seasons, events, and holidays. Fewer nights at premium rates can outperform more nights at lower rates.
Use medium-term lettings beyond 90 nights. Stays of 90 days or longer are generally treated differently under housing law and are not subject to the same short-let restrictions. Some landlords blend short-term and medium-term lets to optimise income across the year.
Track bookings carefully. Know exactly how many nights have been booked and how many remain. A professional management team will track this as part of their service.
How a management company can help
A professional Airbnb management company in London will track your 90-night usage as part of managing your property. This removes the risk of accidentally exceeding the limit.
Beyond compliance tracking, a management team can also help you price smartly within the limit, keep occupancy high during the allowed period, and advise on medium-term letting options when the cap is approaching.
For landlords in areas like Chelsea, Kensington, Westminster, and Notting Hill, where nightly rates can be strong, getting the 90 nights right is especially important.
Summary: what London landlords need to know
- Entire homes in London are generally limited to 90 short-let nights per calendar year without planning permission
- Airbnb automatically enforces this cap on its platform
- Exceeding it without permission can lead to planning enforcement
- Leases, mortgages, and insurance must also be checked separately
- Medium-term stays (90+ days) are treated differently and may be a useful complement to short-term letting
- Planning permission can be sought to go beyond 90 nights, but is not guaranteed
Need help managing your London short let compliantly?
Bosmino provides Airbnb management across London, including in Chelsea, Kensington, Marylebone, and Belgravia. We help landlords stay compliant, maximise income within the rules, and handle the day-to-day running of their property — from guest communication to cleaning and linen.
Contact Bosmino for a free consultation.
For background reading, see our Airbnb Management in London: Complete Guide for Landlords.