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A Guide to the 90-Day Rule on Airbnb

Airbnb has become one of the most popular ways to travel, offering unique and affordable accommodation options all around the world. However, as a host or even as a guest, you may come across the 90-day rule on Airbnb. In this guide, UpperKey explains what the 90-day rule is and how it affects you.

What is Airbnb?

Airbnb is a digital platform that facilitates the rental of private accommodations, ranging from homes and apartments to unique dwellings like treehouses and castles. It allows property owners to list their spaces for short-term rentals, providing travelers with alternative lodging options that often offer a more authentic, local experience compared to conventional hotels. Users can browse, book, and pay for rentals through the Airbnb website or app, with the platform handling all aspects of the transaction.

How does Airbnb work?

Airbnb operates as an online platform where hosts can list their properties for rent, and guests can book these accommodations for short-term stays. Hosts set their prices, house rules, and availability, while guests can search for places based on location, price, amenities, and reviews. The platform facilitates the booking process, handles payments, and provides support to both hosts and guests, ensuring a secure and convenient rental experience.

Airbnb Explained: What is an Airbnb UK?

Airbnb UK refers to the United Kingdom branch of Airbnb, a popular online marketplace that connects people looking to rent out their homes with people who are seeking accommodations in that locale. It offers a variety of lodging options including houses, apartments, and unique stays across the UK.

Before we explore the 90-day rule further, let’s take a look at what it applies to. What Airbnb means is a property or room that is available to rent on a short-term basis.

What is Airbnb UK?

Airbnb UK is the British segment of Airbnb, an online platform for booking and offering short-term lodging, including apartments, houses, and unique accommodations, across the United Kingdom.Hosts can advertise either entire properties or single rooms on the Airbnb platform.

Once you have set up an account, you can access listings through your login and add photos, information, and availability for your property.

Airbnb is popular among tourists, but these properties and rooms are also handy for business travellers, or for people who need a short-term place to stay, for example, while renovation work is being carried out on their own home.

Providing insights and explanations on its implications for hosts and guests
Understanding the 90-day rule on Airbnb and its impact on hosts and guests.

What is the 90-day Rule on Airbnb?

The 90-day rule on Airbnb is a legal requirement imposed by local authorities in some countries, including the UK. It restricts the number of days that a property can be let out on Airbnb to 90 days per calendar year. This is to prevent the excessive use of Airbnb rentals, which can lead to a lack of affordable long-term housing options in the area.

The 90-day rule applies to entire properties rather than individual rooms. If a property is let out for more than 90 days in a calendar year, the host may be subject to fines and other legal consequences. Therefore, it’s essential that both hosts and guests understand the rule and its implications.

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Why Was the 90-Day Rule Introduced?

The 90-day rule was introduced to address growing concerns about the impact of short-term rentals on local housing markets. In some areas, the sheer popularity of Airbnb and other short-term rental platforms has led to a decrease in the availability of long-term rental properties. This can make it more difficult for local people to find affordable housing options, especially in areas where the demand is high.

By restricting the number of days that properties can be let out on Airbnb, the 90-day rule aims to strike a balance between allowing hosts to generate income from their properties and protecting local housing market. It also ensures that hosts who rely on Airbnb as a source of income do not have an unfair advantage over traditional landlords who rent properties out on a long-term basis.

How Does the 90-Day Rule Work?

The 90-day rule works on a calendar year basis. This means that from January 1st to December 31st each year, a property can only be let out on Airbnb for a total of 90 days. Once the 90-day limit is reached, the property cannot be let out on Airbnb until the next calendar year.

It’s important to note that in some areas, the 90-day rule applies to all short-term rentals including those offered on other booking platforms. Therefore, if a property has already been let out for more than 90 days on any short-term rental platform, you will not be able to let it out on Airbnb for the rest of the calendar year.

Properties can be let out on a long-term basis for the rest of the calendar year. And, in some areas, owners can apply for a license from the council to allow them to rent out their property all year around.

How is the 90-Day Rule Enforced?

The 90-day rule is enforced by local authorities, such as city councils or borough councils, depending on the area. These authorities have the power to impose fines and other legal consequences on hosts who are found to be in breach of the rule. They may also work closely with platforms such as Airbnb to identify properties that are being let out for longer than 90 days in a calendar year.

Enforcement of the 90-day rule can vary between different areas, with some being stricter than others. In some areas, local authorities may carry out property inspections to ensure that they are complying with the rule. They may also require Airbnb hosts to register with the local council or obtain a permit.

Enforcement of the 90-day rule by local authorities
Legal consequences and potential fines for hosts found in violation.

What are the Consequences of Breaking the 90-day Rule?

A host who lets out their property on Airbnb for more than 90 days in a calendar year may face legal consequences and fines. The exact consequences and fines can vary depending on the local authority, but they can be significant. In some cases, hosts may also be required to repay any income earned from letting out the property beyond the 90-day limit.

It’s also crucial to note that if a host is found to be in breach of the 90-day rule, the property may be removed from Airbnb. This can have serious consequences for hosts who rely on Airbnb as a main source of income.

How Can Hosts Comply With the 90-Day Rule?

To ensure that they are compliant with the 90-day rule, hosts must keep track of the number of days that their property is let out on Airbnb. This can be done manually or by using Airbnb’s calendar function, which automatically blocks out dates once the 90-day limit has been reached. You can access this through your Airbnb host login UK.

Hosts should also be aware of any local regulations in their area. Some local authorities may have additional requirements, such as registering the property with the local council or obtaining a permit before the host can start letting on Airbnb.

Finally, hosts should always be transparent with guests regarding the 90-day rule and ensure that they do not exceed the limit. This can be done by clearly stating the available dates on their Airbnb listing and communicating with guests about their booking dates.

Are There Any Exemptions to the 90-Day Rule?

There are some exemptions to the 90-day rule on Airbnb. These exemptions vary depending on the local authority, but they generally apply to properties that are let out for a specific purpose, such as short-term lets for professional or business use.


In any case, it’s essential that hosts check the local regulations in their area since these can vary from city to city. Doing this will help you determine if there are any exemptions that apply to your property.

Understanding and complying with the 90-Day rule is crucial for Airbnb property owners. At UpperKey, we manage your property to ensure that it’s fully compliant with all local regulations and laws. Get in touch today to learn more about our Airbnb management services.

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