Short-Term Rental Rules in Covent Garden & Bloomsbury: What Hosts Need to Know

Covent Garden, within Westminster City Council, and Bloomsbury, within Camden Council, remain among London's most attractive locations for short-term accommodation. Their central locations create strong demand from leisure and business travellers, but hosts must navigate strict planning, leasehold and safety requirements.

For 2026, the key rule remains the 90-night limit for short-term letting in Greater London, while the UK Government is progressing a national registration scheme for short-term lets in England. The registration scheme is expected to begin in 2026 but is not yet in force according to the latest government guidance.

For owners looking to maximise rental income while staying compliant, professional Airbnb management and a full service short-let approach can help manage the regulatory and operational requirements.

1) The Current Regulatory Landscape: London's 90-Night Rule

The most important rule for hosts in both Covent Garden and Bloomsbury is the 90-night limit.

• 90 nights per calendar year: In Greater London, an entire residential property can generally be used as short-term accommodation for a maximum of 90 nights in a calendar year without planning permission.
• Individual stays: A short-term let is generally accommodation for less than 90 consecutive nights.
• More than 90 nights: If you want to operate an entire property as a short-term let for more than 90 nights in a calendar year, you need planning permission.
• Platform enforcement: Hosts should not assume that a booking platform's calendar controls replace their legal obligations. The owner remains responsible for complying with the 90-night limit.
• Potential enforcement: Westminster actively investigates suspected breaches of the 90-night rule.

Covent Garden – Westminster

Westminster confirms that homeowners can let their home for up to 90 nights in a calendar year without planning permission. Letting beyond that threshold requires planning permission.

However, lease terms can impose stricter restrictions. Westminster specifically warns leaseholders that their lease may prohibit short-term letting even though the Deregulation Act permits up to 90 nights in certain circumstances.

Bloomsbury – Camden

Camden applies the same basic 90-day framework. You generally do not need planning permission where the property is used for short-term letting for no more than 90 days in a calendar year, provided the relevant conditions are met.

For more than 90 days, planning permission is required. Camden's current planning policy states that it will generally resist proposals that change permanent residential housing into short-stay accommodation, making year-round short-let planning permission particularly challenging.

2) The National Short-Term Let Registration Scheme

A significant development for 2026 is the UK Government's planned national registration scheme for short-term lets in England.

The latest government guidance, published in March 2026 and updated in May 2026, confirms that the mandatory registration scheme is not yet in force but is expected to begin during 2026.

The proposed system is intended to create a national database of short-term lets and provide local authorities with better information about properties operating in their areas.

What hosts should do now

Until the scheme formally comes into force:

• Monitor government announcements.
• Keep property and safety documentation up to date.
• Maintain accurate booking records.
• Check planning and lease restrictions.
• Be prepared to register when the scheme opens.
• Avoid assuming that registration will override existing planning restrictions.

Important: Registration will not remove the existing London 90-night planning rules.

3) Safety & Legal Compliance

Short-term rental compliance goes beyond planning permission. Hosts must also consider the safety of paying guests.

Fire Safety

A suitable fire risk assessment should be carried out, with appropriate smoke, heat and carbon monoxide detection and clear escape routes.

Gas Safety

Where gas appliances are installed, appropriate gas safety checks and records are required.

Electrical Safety

Electrical installations should be maintained and inspected appropriately, including obtaining an Electrical Installation Condition Report where applicable.

Insurance

Standard home insurance may not cover short-term accommodation. Hosts should confirm that their insurance explicitly permits short-term letting.

Mortgage Conditions

Mortgage providers may also restrict short-term or holiday letting. Written confirmation should be obtained where necessary.

Leasehold Restrictions

This is particularly important in Covent Garden and Bloomsbury, where many properties are apartments.

A lease can prohibit short-term letting even where the property falls within London's 90-night planning exemption. Westminster explicitly advises leaseholders to check their lease terms.

4) Covent Garden & Bloomsbury Compliance Checklist

Before accepting bookings

• Confirm the property is eligible for short-term letting.
• Check the 90-night annual limit.
• Review the lease or freehold restrictions.
• Check mortgage conditions.
• Confirm suitable insurance cover.
• Complete appropriate fire safety assessments.
• Check gas and electrical safety requirements.
• Ensure smoke and carbon monoxide alarms are correctly installed.
• Establish procedures for guest noise, waste and anti-social behaviour.
• Keep accurate records of all short-term bookings.

During 2026

• Monitor the launch of England's national short-term-let registration scheme.
• Register when the scheme becomes legally operational.
• Continue tracking the 90-night London limit.
• Review Westminster and Camden planning updates.
• Consider medium-term or long-term letting once the 90-night allowance has been used.

5) Maximising Rental Income Without Breaking the Rules

For owners in Covent Garden and Bloomsbury, the 90-night restriction means revenue management is particularly important.

A professional full service short-let strategy can focus on making the most of the permitted short-let nights rather than simply filling every available date.

Dynamic Pricing

Rates can be adjusted according to demand, weekends, school holidays, major London events and periods of particularly strong business travel.

Focus on High-Value Nights

With a limited number of short-let nights available, pricing strategy becomes more important. A property may generate more income by prioritising high-demand periods rather than accepting lower-value bookings throughout the year.

Medium-Term Accommodation

Once the 90-night short-let allowance has been reached, owners can consider longer residential or corporate stays where appropriate. Camden confirms that leases of more than 90 days do not fall under its short-term holiday-let planning rules.

Professional Guest Management

Professional Airbnb management can also help with:

• Guest screening and communication
• Professional cleaning
• Maintenance coordination
• Check-in and check-out
• Noise and neighbour issues
• Booking-calendar management
• 90-night tracking
• Compliance documentation

This is particularly valuable in densely populated central London neighbourhoods, where neighbour complaints can result in council scrutiny. Westminster actively investigates properties suspected of exceeding the 90-night limit or causing significant disruption.

6) Covent Garden vs Bloomsbury: What Hosts Need to Know

The fundamental London 90-night rule is the same, but local planning policy and individual lease terms can materially affect whether a property can operate as a short-let.

FAQs

What is the 90-night rule in London?

The London 90-night rule generally allows an entire residential property to be used for short-term accommodation for up to 90 nights in a calendar year without planning permission. Letting for more than 90 nights requires planning permission.

Does the 90-night rule apply to Covent Garden and Bloomsbury?

Yes. Both Westminster and Camden fall within Greater London and apply the 90-night planning framework.

Can I Airbnb my Covent Garden or Bloomsbury property for more than 90 nights?

Not without the appropriate planning permission. Camden states that applications to convert permanent housing into short-stay accommodation are likely to be refused under its current planning policy.

Do I need a licence to run an Airbnb in Covent Garden or Bloomsbury?

The key current requirement is planning compliance rather than a specific borough-wide Airbnb licence. However, the UK Government is introducing a mandatory national registration scheme for short-term lets in England, which is expected to begin in 2026 but was not yet in force when the latest government guidance was published.

Can my lease prevent me from Airbnb hosting?

Yes. Lease restrictions can prohibit short-term letting even where the property is otherwise within the 90-night planning allowance. Westminster specifically highlights this issue for leaseholders.

Can I rent my property for longer than 90 days?

Longer residential or medium-term arrangements can fall outside the London short-term-let rules. Camden specifically confirms that leases of more than 90 days do not require planning permission under its short-term holiday-let rules. However, the exact arrangement should still be checked against planning, tenancy, lease and tax requirements.

What happens if I exceed the 90-night limit?

You may be subject to planning enforcement if you operate beyond the permitted limit without planning permission. Westminster states that it investigates suspected breaches of the 90-night rule.

How can I maximise rental income with only 90 short-let nights?

Use a revenue strategy focused on high-demand dates and higher nightly rates, then consider appropriate medium-term or longer-term accommodation for the remainder of the year. Professional Airbnb management can help coordinate pricing, bookings and compliance.

How Pass the Keys Central London Can Help

For property owners in Covent Garden and Bloomsbury, Pass the Keys can provide a professionally managed approach designed around London's regulatory environment.

Services can include:

• 90-night calendar management
• Dynamic pricing
• Professional listing creation
• Multi-platform marketing
• Guest communication and support
• Professional cleaning and maintenance
• Compliance-focused property management
• Medium-term letting strategies where appropriate
• Local support for guest and neighbour issues

The goal is simple: maximise the income available from your property while keeping your short-let operation aligned with current London requirements.