Short-let strategy
London Airbnb Management: Understanding the 90-Night Rule
Thinking of putting your London property on Airbnb? Check the 90-night planning limit before you accept a year of bookings.
The 90-night limit in context
A London flat that works well for guests can still run into planning problems. In general, the rules allow up to 90 nights of short-term letting in a calendar year without separate planning permission for the change of use, provided the relevant council tax condition is met. The total matters across booking platforms.
The 90 nights are a total for the calendar year, not a fresh allowance for each booking platform. Operating beyond the limit without the necessary planning permission risks enforcement action. Additional lease, lender, insurance and building conditions may also apply.
A pre-listing review for owners
Before photography and marketing begin, establish whether the property is eligible for the proposed use. A polished listing cannot resolve planning or contractual restrictions.
- Confirm the property's borough, lawful residential use and council tax position.
- Check whether any planning permission or condition already affects short-term letting.
- Read the head lease, mortgage conditions and insurance terms for restrictions on guests or commercial use.
- Create a reliable way to track booked nights across every channel.
- Plan cleaning, linen, guest communications, maintenance and emergency contact arrangements.
When a different letting model may suit the property
Some owners assume that more bookings automatically mean a better return. In practice, fees, turnaround costs, vacancy periods and restrictions all change the picture. A conventional residential tenancy or a properly structured medium-term arrangement may merit comparison.
Model the net result after platform charges, housekeeping, utilities, repairs and management rather than looking only at nightly rates. If your intended model relies on bookings beyond the permitted limit, obtain appropriate advice and permissions before proceeding.
The London rules are location-specific. They should not be applied unchanged to Edinburgh or other UK areas.
Sources and further reading
The following official sources offer current guidance. Always verify the rules for the property's location and circumstances.
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