Airbnb 90 Day Rule in London: A Complete Guide for UK Hosts
UpperKey- 13 mai
- 5 min de lecture
Dernière mise à jour : 13 mai
If you're an Airbnb host in London, understanding the Airbnb 90-day rule and the legal requirements for Airbnb UK is essential for staying compliant, protecting your rental income, and avoiding fines. In this guide, UpperKey explains how the 90-day rule works, why it was introduced, and how hosts across the UK—especially in Greater London—can manage Airbnb properties responsibly within legal limits while navigating Airbnb regulations.
Table of Contents
What Is Airbnb and How Does It Work?
Airbnb is a global platform that enables property owners to list homes, flats, or even unique stays like cottages or studios as short-term rentals. In the UK, Airbnb has become especially popular in cities like London, where hosts can offer private rooms or entire properties via the Airbnb UK login system. The platform has significantly impacted London tourism, offering visitors diverse accommodation options.
However, before listing a property, hosts in certain boroughs such as Camden or Westminster may need to register their listing with the local council to comply with Airbnb hosting regulations UK. These rules are designed to balance short-term rental opportunities with the long-term housing needs of the community and maintain stability in the London housing market.
What Is the Airbnb 90-Day Rule in London?
The Airbnb 90 day rule, also known as the London 90 day rule, restricts hosts from renting out entire properties for more than 90 nights per calendar year unless they obtain planning permission. This rule only applies within Greater London and is automatically enforced by Airbnb, which blocks availability beyond 90 nights unless the host is officially exempt. This automatic limit is part of the platform's commitment to responsible hosting.
The rule does not apply to:
Private room listings in a shared property
Long-term rentals
Properties outside of Greater London (although other cities may have different rules)
Understanding the Airbnb 90 day rule UK is vital if you're operating a short-term rental business in the capital. It's important to note that while the Airbnb 90 day rule outside London may not exist, other local regulations may apply in different UK cities.
Why Was the Airbnb 90-Day Rule Introduced?
The rule was introduced as part of local housing regulations and Airbnb regulations to:
Reduce the pressure on London's long-term rental market
Prevent property flipping for continuous short-term gain (often called the Airbnb 90 day flip rule)
Encourage responsible hosting that supports—not displaces—local residents
These efforts aim to mitigate the community impact of short-term rentals, especially in high-demand neighborhoods. The rule is part of broader Airbnb regulations UK designed to balance the benefits of the sharing economy with the needs of permanent residents.
Tips for Hosts to Stay Compliant with Airbnb Rules in London
To run a successful Airbnb operation within the 90-day limit and navigate booking restrictions, follow these best practices:
1. Track Your Booking Nights
Use your Airbnb UK login to monitor the number of occupied nights.
Airbnb's system will automatically close your calendar after 90 nights unless you have permission to exceed this cap.
2. Register with Your Local Council
Boroughs such as Camden, Westminster, and Kensington & Chelsea may require hosts to register or apply for a change of use for holiday lets.
3. Consider Hybrid Rental Models
After reaching 90 nights, switch to medium- or long-term rentals.
Offer private room bookings instead of entire flats.
Explore options for renting through Airbnb long-term to maximize your property's potential.
4. Avoid Multi-Platform Listing Conflicts
If you use other platforms like Booking.com or Vrbo, ensure that the total booked nights across all platforms combined does not exceed 90.
Understand how multi-platform listings can affect your compliance with night limits.
5. Use Automation
Platforms like UpperKey offer automatic calendar blocking and multi-platform syncing to help prevent accidental overbooking.
Implement price optimization strategies to maximize revenue within the 90-day limit.
6. Invest in Quality & Safety
Set up reliable cleaning services and guest vetting systems.
Understand how Airbnb hosting restrictions affect your ability to maintain high guest satisfaction ratings.
Focus on property maintenance to ensure your space remains competitive.
7. Understand Income Implications
Keep accurate records for Airbnb tax rule HMRC reporting.
Explore how switching to longer-term lets could affect your rental income and mortgage terms (if applicable).
Familiarize yourself with Airbnb tax UK regulations and tax on Airbnb income UK to ensure compliance.
8. Aim for Superhost Status
Work towards becoming an Airbnb Superhost to increase visibility and attract more bookings within your allowed nights.
Focus on maintaining high occupancy rates during your active rental period.
How Is the Airbnb 90-Day Rule Enforced?
The enforcement of the Airbnb 90-day rule is taken seriously in London. Here's how it works:
Airbnb will automatically prevent bookings beyond 90 nights in a calendar year for entire homes.
Local councils may investigate complaints or inspect properties suspected of breaching rules.
Fines and legal action may be applied to repeat offenders.
In some cases, councils may request back-payments or remove your listing altogether.
Tip: Always check with your borough for specific Airbnb rules UK that may apply locally, including regulations on temporary sleeping accommodation.
Final Notes: Partner with UpperKey for Hassle-Free Compliance
At UpperKey, we specialize in managing short-term rental properties in central London and across the UK. Whether you're a seasoned host or listing your flat for the first time, we help you:
Stay compliant with the Airbnb 90-day rule and other Airbnb regulations
Automate calendar management
Maximize your returns through hybrid rental strategies
Handle guest communication, vetting, and professional cleaning
Navigate local council requirements with confidence
Understand Airbnb business UK best practices
Contact us today to learn more about our hands-off Airbnb property management solutions.
FAQs for Airbnb Hosts in London
Q1: What is the 90-day Airbnb rule?
In Greater London, you cannot rent out an entire property for more than 90 nights per year without planning permission. This is part of the legal requirements for Airbnb UK.
Q2: Does the 90-day limit apply to private rooms?
No, the rule applies only to entire home listings.
Q3: Can I list on other platforms to avoid the rule?
No. The 90-day limit applies across all platforms, and circumventing the rule can lead to fines. It's not advisable to try to get around Airbnb 90-day rule.
Q4: How do I track the number of nights?
Airbnb tracks them automatically via your Airbnb UK host account. Use their built-in calendar tools.
Q5: Are there Airbnb rules outside of London?
Yes, but they vary by city or borough. Check your local council's rules before listing, as Airbnb regulations UK can differ by location.
Q6: Can I apply for permission to exceed 90 days?
Yes, but you'll need to apply for a change of use or planning permission through your borough council.
Q7: What services can help manage this process?
Companies like UpperKey provide end-to-end hosting support, including compliance and calendar management for Airbnb London short-term rentals.
Q8: Can you Airbnb a rental property?
It depends on your lease agreement and local regulations. Always check with your landlord and local council before subletting or renting through Airbnb long-term.
Q9: What are the Airbnb host requirements?
Host requirements include maintaining a safe, clean space, providing essential amenities, and adhering to local regulations like the 90-day rule in London.
