Short-Term Rental Rules in London: What Hosts Need to Know

London remains one of the UK's most attractive short-term rental markets, offering strong demand from business travellers, tourists and international visitors. However, operating a short-let in the capital requires careful attention to the 90-night rule, planning requirements, safety obligations and England's evolving short-term-let framework.

For property owners, understanding the rules is essential to maximising rental income without creating unnecessary compliance risks. Professional Airbnb management and a full service short-let approach can also help owners manage pricing, bookings and operations more effectively.

1) The Current Regulatory Landscape

London's 90-Night Rule

The 90-night rule remains the key planning restriction for short-term letting in Greater London.

Under the Deregulation Act 2015, a residential property can generally be used as temporary sleeping accommodation for up to 90 nights in a calendar year without specific planning permission, provided the relevant conditions are met.

• The limit runs from 1 January to 31 December each year.
• The 90-night threshold applies to the cumulative use of the property for short-term letting.
• Going beyond the permitted threshold without the necessary planning permission can constitute a breach of planning control.
• London boroughs can investigate unauthorised short-term accommodation and take enforcement action where appropriate.
• Airbnb and other platforms may apply their own controls to listings approaching or reaching the 90-night threshold.

The potential penalty for a breach of planning control can be substantial, so hosts should maintain accurate records rather than relying solely on booking-platform information.

What Has Changed in England?

The UK Government has been developing a national registration scheme for short-term lets in England, intended to provide greater visibility of the sector and improve local authority oversight.

The government has also been progressing planning reforms intended to distinguish short-term holiday accommodation from ordinary residential use.

For London hosts, however, the existing 90-night framework remains the central planning consideration in 2026. Any new national requirements should be considered alongside, rather than assumed to replace, London's existing rules.

2) Planning Permission and Change of Use

The most important question for London hosts is whether their short-term letting activity remains within the permitted 90-night framework.

Up to 90 Nights

Where the statutory conditions are satisfied, short-term letting for no more than 90 nights in a calendar year generally does not require a separate planning application solely because the property is being used for short stays.

However, other restrictions may still apply, including:

• Lease or freeholder restrictions
• Mortgage conditions
• Insurance requirements
• Local planning conditions
• Building-specific restrictions

More Than 90 Nights

If you intend to use a property for short-term accommodation beyond the permitted 90-night threshold, you should obtain planning advice from the relevant London borough.

A change from residential accommodation to a dedicated short-stay use may be considered a material change of use, and planning permission may therefore be required.

Planning policies vary between boroughs, and permission should never be assumed.

3) Safety and Legal Compliance

The 90-night rule is only one part of operating a compliant London short-let.

Hosts should also consider the following:

Fire Safety

Guest accommodation must be appropriately assessed for fire risk, with suitable smoke and heat detection, carbon monoxide detection where required, clear escape routes and appropriate fire-safety measures.

Gas Safety

Properties containing gas appliances should have appropriate safety checks carried out by a Gas Safe registered engineer, with records retained.

Electrical Safety

Electrical installations should be inspected and maintained appropriately, including obtaining an EICR where required and keeping electrical equipment safe for guests.

Furniture and Furnishings

Furniture and furnishings supplied to paying guests must comply with applicable UK fire-safety requirements.

Insurance

Standard residential insurance may not cover commercial short-term letting. Hosts should obtain appropriate insurance and confirm that their lender permits the intended use.

Leasehold Properties

Many London properties are leasehold. Before listing a property, owners should check the lease and any freeholder or management-company rules for restrictions on short-term letting.

4) The National Short-Term Let Framework

England's short-term rental sector continues to move towards greater registration and oversight.

For London hosts, this means it is increasingly important to maintain:

• Accurate booking records
• Property ownership information
• Safety documentation
• Up-to-date contact information
• Evidence of relevant permissions
• Clear records of short-term letting nights

The regulatory environment is continuing to develop, so hosts should check the latest government and borough guidance rather than relying on information published several years ago.

5) London Short-Term Rental Compliance Checklist

For 2026

Track your 90 nights

Use an accurate calendar or management system to monitor short-term letting nights from January through December.

Check your planning position

If you intend to exceed 90 nights, obtain professional planning advice and establish whether an application is required.

Keep safety documentation current

Maintain appropriate gas, electrical and fire-safety records.

Check your lease

Confirm that your lease or freeholder does not prohibit short-term letting.

Check your mortgage

Obtain confirmation from your lender that the proposed short-term letting activity is permitted.

Review your insurance

Make sure your policy specifically covers paying short-term guests.

Manage guest behaviour

Have clear procedures for noise, waste, parties and other issues that could lead to neighbour complaints.

Monitor regulatory changes

Keep up with national registration requirements and any planning or licensing measures introduced by your individual London borough.

6) Maximising Rental Income Without Compromising Compliance

London's strong demand means that the 90-night allowance can be valuable, but simply filling all 90 nights is not necessarily the best strategy.

A professional full service short-let provider can help owners focus on revenue per available night, rather than occupancy alone.

Dynamic Pricing

Professional revenue management can adjust nightly rates according to:

• Demand
• Seasonality
• Booking lead time
• Local events
• Competitor pricing
• Property performance

This allows owners to target higher rates during periods when demand is strongest.

Professional Listing Management

High-quality photography, compelling descriptions and ongoing listing optimisation can improve conversion and help a property compete for premium bookings.

Multi-Platform Distribution

Using appropriate booking platforms can expand the property's potential audience beyond Airbnb, increasing exposure to different types of travellers.

Professional Operations

Cleaning, linen, maintenance and guest communication can all be managed professionally, reducing the workload for owners and helping maintain consistent standards.

24/7 Guest Support

Rapid responses to guest enquiries and problems can protect reviews and reduce the likelihood of minor issues becoming major complaints.

7) FAQs

What is London's 90-night rule?

The 90-night rule generally allows qualifying residential properties in London to be used for short-term accommodation for up to 90 nights in a calendar year without specific planning permission for that use. The applicable statutory conditions should be checked for each property.

Do I need a licence to run an Airbnb in London?

There is not currently a single London-wide Airbnb licence that replaces the planning framework. However, hosts need to comply with applicable planning, safety, lease, insurance and other legal requirements. National registration requirements should also be monitored as the English scheme develops.

What happens if I want to let my property for more than 90 nights?

You should contact the relevant London borough and establish whether planning permission is required for the proposed use. Operating beyond the permitted threshold without the necessary planning position can result in planning enforcement.

Does the 90-night rule apply to every type of Airbnb booking?

The application of the rule depends on the nature and circumstances of the accommodation and use. Owners should not assume that every type of booking is treated identically and should obtain borough-specific planning advice where there is uncertainty.

Can professional Airbnb management help with the 90-night rule?

Yes. A professional manager can help track short-term letting nights, manage availability and plan pricing around the permitted period. However, property owners remain responsible for ensuring that their property has the required permissions and meets applicable legal requirements.

8) How Pass the Keys London Can Help

As a full service short-let specialist, Pass the Keys can help property owners manage the operational and revenue side of short-term letting.

Services can include:

• 90-night tracking and availability management
• Property readiness and compliance checks
• Dynamic pricing and revenue management
• Professional listing creation
• Multi-platform distribution
• Guest verification and communication
• 24/7 guest support
• Professional cleaning and linen
• Maintenance coordination
• Owner reporting and performance monitoring

The combination of technology, professional operations and local market knowledge can help owners make better use of their permitted short-let opportunities while maintaining a compliance-first approach.

9) Final Thoughts

London's short-term rental market continues to offer significant opportunities in 2026, but successful hosting requires more than simply listing a property on Airbnb.

The 90-night rule, planning position, safety requirements, lease restrictions, insurance and emerging national registration framework all need to be considered before operating.

For owners who want to maximise rental income while reducing the day-to-day workload, professional Airbnb management can provide the expertise and operational infrastructure needed to run a successful short-let.

Considering starting or switching your London short-let? Pass the Keys can assess your property, help you understand the applicable requirements and develop a revenue-focused full service short-let management strategy.