Airbnb 90 Day Rule in London: A Complete Guide for UK Hosts
- UpperKey
- May 13
- 9 min read
Updated: Jun 6
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. This article provides a general overview of the 90-day rule, its implications, and practical guidance for hosts. 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, protect long term housing availability, and support affordable housing. They also help maintain stability in the London housing market by ensuring that residential properties are not disproportionately converted to short-term rentals.
Additionally, such regulations aim to protect affordable housing and prevent housing shortages by ensuring that residential properties remain available for long term housing rather than being lost to the short-term rental 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 home rentals for more than 90 nights per calendar year on a short term basis unless they obtain planning permission. These are specific regulations set by local authorities to manage short-term letting. 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. Similar rules may be considered in other major cities.
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 and such regulations could be extended to other major cities in the UK)
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
Additionally, the rule was implemented to prevent housing shortages and to balance the benefits of promoting tourism with the needs of 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.
Planning Permission Requirements
If you want to rent out your entire property in Greater London for more than 90 days in a calendar year, you’ll need to obtain planning permission from your local council. This is because using a residential property as a short term rental for more than 90 days is considered a change of use under local regulations. The process typically involves submitting an application through your local council’s website or contacting them directly for guidance.
When applying for planning permission, you’ll be asked to provide details such as floor plans, photographs, and information about how your short term rental will operate. There is usually an application fee, and the local council will assess your request based on factors like the property’s location, its impact on local residents, and the overall effect on housing availability in the area. Approval is not guaranteed, as councils aim to balance the needs of the community with the benefits of short term rentals.
If you’re considering exceeding the 90 day rule, it’s essential to start the planning permission process early and ensure you have all the necessary documentation. Staying in close contact with your local council can help you navigate any specific requirements and ensure compliance with Greater London’s short term rental regulations.
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 and will prevent further bookings to ensure compliance.
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.
Consider corporate rentals as an alternative to Airbnb to keep your property rented and maximise earnings once you reach the 90-day limit.
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.
Manage your rental schedules carefully across multiple platforms to maximise rental income and avoid exceeding the limit.
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.
Use strategic pricing to maximise earnings within the 90-day cap and to attract further bookings during allowed periods.
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.
Working with a property manager can help you maximise rental income and ensure you remain compliant with local regulations.
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 further bookings beyond 90 nights in a calendar year for entire homes, ensuring compliance with the rule.
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.
Long Term Rentals as an Alternative
For hosts looking to maximize rental income without the restrictions of the 90 day rule, long term rentals offer a practical alternative. By renting your property for six months or more, you can secure a steady and predictable income stream, often with less turnover and fewer administrative tasks compared to short term rentals. Long term rentals are especially appealing for property owners who prefer stability and want to avoid the seasonal fluctuations of the short term rental market.
You can list your property on dedicated long term rental platforms or partner with a property management company to find reliable tenants and handle day-to-day management. This approach can also reduce costs related to frequent cleaning, guest communication, and changeovers. However, it’s important to be aware that long term rentals come with their own set of legal requirements, such as providing a tenancy agreement and meeting health and safety standards.
By considering long term rentals, you can continue to generate rental income while staying compliant with local regulations and avoiding the complexities of the 90 day rule in Greater London.
Mid Term Rentals: A Balanced Approach
Mid term rentals, typically ranging from one to six months, offer a flexible solution for hosts who want to benefit from the higher rental income of short term rentals while avoiding the 90 day rule restrictions. This rental model is particularly attractive to business travelers, corporate clients, and guests needing temporary accommodation for work assignments or relocations.
By offering mid term rentals, you can maintain greater control over your property, reduce the frequency of guest turnover, and minimize the administrative workload associated with short term lets. Many property management companies and rental platforms now cater specifically to mid term stays, making it easier to find suitable tenants and manage bookings efficiently.
Mid term rentals can help you maximize your rental income, especially during off-peak periods, while ensuring compliance with local regulations. This approach allows you to adapt your rental strategy to market demand and the needs of your property, providing a balanced way to navigate the day rule in London.
Future of Short-Term Rentals
The landscape for short term rentals in London is constantly evolving, shaped by changes in local regulations, market trends, and the needs of local residents. The 90 day rule is likely to remain a key regulatory measure, as local authorities continue to address concerns about housing availability and the impact of short term lets on long term residents.
As technology and online rental platforms advance, hosts will have more tools at their disposal to manage bookings, optimize pricing, and attract guests. However, staying compliant with local regulations and respecting the needs of local communities will remain essential for sustainable success in the sharing economy.
Looking ahead, hosts who adapt to new rules, embrace strategic planning, and focus on providing a high-quality guest experience will be best positioned to thrive. The future of short term rentals in Greater London will depend on finding the right balance between economic benefits, housing needs, and the interests of local residents.
Resources for Hosts
Navigating the 90 day rule and other local regulations can be challenging, but there are plenty of resources available to help hosts stay compliant and maximize their rental income. The Greater London Authority (GLA) offers guidance on short term rental regulations, including planning permission requirements and best practices for hosts.
Your local council is a key point of contact for information on planning permission, local rules, and any specific requirements for your area. Many councils provide online resources and support for hosts looking to operate within the law.
Online rental platforms like Airbnb and other short term rental platforms offer tools to help you manage your property, track bookings, and ensure you don’t exceed the 90 day limit. Property management companies can also provide expert advice, handle guest communication, and take care of day-to-day operations, allowing you to focus on maximizing your rental income.
Finally, seeking tax advice from qualified accountants or financial advisors can help you understand your tax obligations and make the most of your rental earnings. By leveraging these resources, you can ensure compliance, attract guests, and achieve success as a short term rental host in Greater London.
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 or your primary residence 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 (sometimes referred to as a planning permit) through your borough council. This planning permit is required if you want to exceed the 90-day limit on platforms like Airbnb.
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 for both short-term guests and long term tenants , and adhering to local regulations like the 90-day rule in London.
