London’s Airbnb 90-Day Rule
Understanding London’s Airbnb 90-Day Rule: A Guide for MyShortLets Hosts
Running a successful short-let business in London comes with unique rules, and one of the most important is the Airbnb 90-day rule. If you’re a host—or planning to become one—here’s the essential breakdown.
In recent years, the popularity of short-term rentals has surged, with platforms like Airbnb providing hosts the opportunity to earn additional income. However, with this opportunity comes the responsibility to understand and comply with local regulations, such as the 90-Day Rule, which aims to maintain the balance between tourism and housing availability in the city.
What Is the 90-Day Rule?
- In Greater London, you cannot let your entire home as a short-term rental for more than 90 nights in a calendar year unless you have planning permission from the council.
- Platforms like Airbnb automatically enforce this limit, blocking bookings beyond 90 nights unless permission is shown.
This regulation is crucial as it ensures that residential properties are not converted entirely into holiday rentals, which can lead to a shortage of available housing for residents. Understanding the implications of this rule can help hosts navigate the legal landscape more efficiently.
Why Was the Rule Introduced?
The 90-day rule exists to:
Local councils have a vested interest in maintaining the character of neighbourhoods and ensuring that residents are not displaced due to the rise of short-term rentals. This regulation also serves to protect the rights of long-term renters and homeowners alike.
- Protect housing stock from being permanently lost to holiday lets.
- Keep rental homes affordable for locals.
- Reduce neighbourhood disruption from constant guest turnover.
- Ensure short-lets remain responsible and balanced with community needs.
What Does It Apply To?
| Type of Let | Covered by the Rule? | Notes |
|---|---|---|
| Entire home/flat (short-let) | Yes | Max 90 nights per year without planning permission. |
| Individual room in a shared house | No | Room lets are exempt. |
| Primary residence, whole home short-let | Yes | Same 90-night cap applies. |
| Hotels & serviced apartments | No | Different planning categories, usually exempt. |
Important: The 90 nights are totalled across all platforms (Airbnb, Booking.com, Vrbo, etc.).
The Ups & Downs for Hosts
In practice, this rule means that if you plan to host guests for more than 90 nights, it’s essential to apply for planning permission. Being proactive about understanding these regulations can help you avoid potential pitfalls and ensure your hosting remains profitable and compliant.
Advantages:
Consideration of the 90-day cap is crucial for those looking to maximise their rental opportunities. It’s important for hosts to monitor their bookings closely and plan their availability to comply with these guidelines while still making the most of their property.
- Easy legal clarity if you’re only letting occasionally.
- Protects hosts from disputes with councils or neighbours.
Limitations:
- Restricts income potential during peak demand.
- Planning permission to exceed 90 nights is rarely granted by London boroughs.
Staying Compliant
- Track nights carefully across all platforms.
- Cap availability slightly below 90 nights to leave margin.
- Keep booking records for transparency.
- Apply for planning permission if you want to exceed 90 nights—but expect refusals in many areas.
What Happens If You Break the Rule?
- You risk fines up to £20,000.
- Platforms may suspend or remove your listing.
- Councils can demand repayment of illegally earned income.
- Legal enforcement may follow.
Does It Apply Outside London?
No—this rule is specific to Greater London. But other UK cities are watching closely and may adopt similar regulations in the future.
Final Word for MyShortLets Hosts
Remember, understanding the nuances of the 90-Day Rule is essential for anyone looking to thrive as a host in London. Make smart choices about your rental strategy and keep compliance at the forefront of your operations.
At MyShortLets, we make compliance part of our hosting strategy—so our properties are both profitable and above board.
Moreover, understanding how the market fluctuates can empower hosts to create unique experiences that attract guests, even within the constraints of the 90-Day Rule. Building a strong online presence and encouraging guest reviews can also elevate your property’s visibility.
Ultimately, the success of your short-let venture hinges on your ability to adapt to the regulatory environment. Hosts are encouraged to network with one another to share strategies and insights into navigating the complexities of the London rental market effectively.
As the landscape of short-term rentals continues to evolve, staying informed about changes in regulations, market trends, and best practices will be key to both compliance and success in this competitive industry.
In addition, be aware of how the 90-Day Rule might influence guest expectations. Educating your guests about the local environment and providing them with resources can enhance their experience and lead to positive reviews, which are vital for future bookings.
To conclude, while the 90-Day Rule may seem restrictive, it also offers hosts an opportunity to refine their business models, focusing on quality over quantity and providing memorable stays that prioritise guest satisfaction and compliance.
