Covent Garden has long been a top location for short-term rental owners, but London’s regulatory landscape is evolving. One key change impacting property owners in 2026 is the 90-day rule: a limit on the number of days a property can be rented on a short-let basis if it is not a primary residence.
While this may seem restrictive, understanding the rule and planning strategically can help owners remain compliant and still generate significant income. With professional management and careful calendar planning, Covent Garden owners can capitalise on high-demand periods, maintain flexibility, and protect their investment.
This guide explains the 90-day rule, its impact on Covent Garden rentals, and practical strategies to maximise revenue legally in 2026.
The 90-day rule applies to properties in certain London boroughs, including Westminster (which covers Covent Garden), and limits short-term rentals to a maximum of 90 nights per calendar year if the property is not the owner’s primary residence.
Key points:
Applies to non-primary residences: If you live elsewhere and rent out a second home, the rule restricts you to 90 nights.
Primary residences: Owners may be able to rent short-term all year if they live in the property.
Compliance: Exceeding 90 nights can result in fines and listing removal from platforms like Airbnb or Booking.com.
The rule is designed to protect housing supply while allowing property owners to benefit from short-term rentals responsibly.
Covent Garden is a high-demand area for:
Theatre-goers
Business travellers
Domestic staycationers
Tourists seeking London central experiences
Without planning, owners can unintentionally breach the 90-day limit if they accept bookings throughout the year, especially during festivals, holidays, and peak theatre seasons.
Underperforming properties often:
Have static pricing, filling low-demand weekdays unnecessarily
Fail to prioritise high-value periods
Lack visibility on cumulative rental days
Understanding and tracking rental days is essential to avoid penalties while optimising revenue.
Focus bookings on peak periods, including:
School holidays
Major West End shows
Bank holidays and long weekends
Key cultural events and festivals
This ensures every available night generates maximum revenue.
Adjust nightly rates based on demand. Higher rates during peak periods compensate for fewer overall nights, increasing total income without breaching the 90-day limit.
Ensure your property is listed across multiple platforms to capture high-value bookings first. Avoid taking low-paying bookings that consume days unnecessarily.
Use tools to monitor cumulative short-let days, ensuring compliance with the 90-day limit and preventing fines.
Some owners combine short lets during peak periods with long-term or mid-term lets during quieter months. This approach maximises revenue and occupancy while staying compliant.
Professional short-let management companies, like Pass the Keys, provide:
Regulatory oversight: Ensuring your property does not exceed 90 nights illegally
Revenue optimisation: Prioritising high-value bookings and dynamic pricing strategies
Booking management: Allocating nights efficiently to maximise income within legal limits
Guest management: Handling check-ins, communication, and cleaning for high-quality stays
Data-driven insights: Tracking occupancy, earnings, and compliance automatically
With expert management, Covent Garden owners can earn more legally and stress-free, fully capitalising on London’s tourism demand.
Does the 90-day rule apply to primary residences?
Typically, no. Owners who live in the property may rent year-round, but local rules vary by borough.
What happens if I exceed 90 nights?
Exceeding the limit can lead to fines, removal from booking platforms, and legal penalties.
Can I still earn significant income within 90 days?
Yes. Prioritising peak periods and using dynamic pricing ensures high revenue without exceeding the limit.
How do I track my rental days?
Property management software or professional management services track booking days automatically to prevent overages.
Can I mix short lets and long lets?
Yes. Combining short lets during high-demand periods with mid- or long-term rentals in quieter months maximises income and occupancy.
The 90-day rule in 2026 is a reality for Covent Garden property owners, but it does not prevent high earnings. With careful planning, dynamic pricing, and professional management, owners can fully leverage peak-demand periods while remaining compliant.
Pass the Keys offers expert short-let management in Covent Garden, helping owners maximise income, manage bookings, and stay compliant with London regulations. For Covent Garden property owners looking to navigate the 90-day rule successfully, professional management is the key to earning more while reducing stress.