What is the Airbnb 90-day Rule?
- UpperKey
- Aug 10
- 8 min read
Introduced under the Deregulation Act 2015 and rooted in the Greater London Council (General Powers) Act 1973, the London 90-day rule limits entire home lettings in London to 90 nights per calendar year without planning permission. Airbnb has enforced this cap automatically since January 2017. This guide explains the rule in detail, its origins, how enforcement works, and legal strategies to make the most of your property within the Airbnb rules.
Table of Contents
What is the Airbnb 90-Day Rule?
The London 90-day rule was introduced to help regulate the sharing economy and was well-received by locals. Today, Airbnb automatically limits bookings to 90 days per year for properties without Airbnb planning permission from the local council where the property is located.
If you cannot provide proof of the necessary paperwork for short-term letting, Airbnb will enforce this cap, restricting your property to a maximum of 90 occupied nights per calendar year.
This cap is calculated per calendar year (January 1 to December 31) and applies to entire properties—whether they are used as a primary residence or not—if they are let in full during a booking.
Why Is There a Limit?
The London 90-day rule was specifically implemented to protect housing availability and affordable housing in London. By restricting the number of days a property can be let as a short-term rental, the regulation aims to prevent the loss of long-term rental properties to the short-term market, helping to maintain neighborhood stability and ensure that local residents have access to housing.
Key purposes of the 90-day rule:
Protect housing supply from being lost to short lets.
Preserve rental affordability for local residents.
Maintain neighbourhood stability by limiting turnover.
Encourage responsible tourism.
The UK government has also explored expanding similar short-let limits to cities such as Edinburgh, Manchester, and Bath. However, some boroughs in London, like Camden and Tower Hamlets, already take a particularly strict stance—refusing almost all planning permission requests for exceeding the 90-day limit.
What Does the Limit Apply To?
The London 90-day rule applies specifically to 'entire home listings' and 'entire properties' in the Greater London area. This means the rule mainly impacts whole homes or apartments listed on Airbnb and other short-term rental platforms, rather than individual rooms or shared accommodation. The application of the rule can also depend on the property type, so it's important to check how your listing is classified. If the property is your primary residence, certain regulations may apply differently, and you should review the relevant guidelines.
Listing Type | Affected by 90-Day Rule? | Notes |
|---|---|---|
Entire home / flat | Yes | Needs planning permission to exceed 90 nights. |
Individual room in shared home | No | Can be rented year-round. |
Primary residence rented whole | Yes | Same 90-night limit applies. |
Hotel or serviced apartments | No | Exempt under separate planning use. |
Other important notes:
Applies across all booking platforms — you can’t list 60 nights on Airbnb and 60 on Booking.com without breaching the limit.
Applies only to entire home listings — shared rooms and individual bedrooms are not affected.
Planning permission is required to exceed 90 nights.
Advantages and Limitations of London’s 90-Day Rule
Pros:
Simplifies Compliance: Allows property owners to let their homes for up to 90 nights per year without needing planning permission, streamlining the process for short-term rentals.
Supports Local Communities: Reduces frequent turnover in neighborhoods, helping maintain a sense of stability and community for permanent residents.
Encourages Responsible Tourism: Strikes a balance between short-term letting and the needs of local housing markets, benefiting both hosts and residents.
Improves neighbour relations: By limiting turnover, the 90-day rule can reduce complaints from permanent residents about noise or disruption.
Cons:
Limits Revenue Potential: Hosts with high-demand properties face a cap on potential earnings, especially during peak travel seasons.
Restricts Flexibility: Homeowners who wish to rent out their properties more frequently must either switch to long-term rentals or apply for planning permission, which is rarely granted.
Risk of Penalties: Hosts exceeding the 90-day limit risk fines, potential removal of their listings from Airbnb, and other platform penalties.
How to Comply With the 90-day Rule
If you have an Airbnb in London, you may be wondering how to get around the London 90-day rule. The truth is that it is a legal requirement, so if you want to let your property for more than ninety days in a calendar year, you will need to apply for planning permission from your local council.
Compliance options:
Rent short-term for up to 90 nights, then switch to medium-term or long-term lets.
Offer corporate rentals to extend occupancy beyond the 90-day cap.
Use Airbnb’s calendar tracker or iCal sync to monitor nights.
Partner with a property management service to handle compliance.
Quick compliance checklist:
Track nights using Airbnb’s calendar tracker.
Sync all platform calendars to prevent overbooking.
Cap availability at 85 nights for safety.
Keep a booking log across platforms.
Save proof of all communications with your council.
To understand how Airbnb enforces this rule, consult their FAQs article.
How to Get Planning Permission for More Than 90 Days?
Few planning applications for short-term lets are approved in London. Tower Hamlets, for example, has not approved a single application for exceeding the 90-day cap since 2014, and Camden rejects over 90% of such requests.
Approval rates by borough:
Borough | Approval Rate | Notes |
Camden | <10% | Rare approvals |
Tower Hamlets | 0% since 2014 | No applications granted |
Typical application process:
Check borough planning policy.
Gather documents (site plan, usage statement, neighbour impact).
Submit application to your local council.
Respond to consultation requests.
Await decision (often months).
Appeal if refused or switch to long-term lets.
Can You Get Around the 90-Day Rule?
The London 90-day rule allows homeowners to rent out their entire property for up to 90 nights per calendar year (January 1 to December 31) without planning permission. Once you reach this limit, you cannot offer further short-term rentals until the next calendar year begins.
The 90-day limit applies when:
The property is an entire home or flat (not a room).
It is located within Greater London.
Nights are booked across any platform (Airbnb, Booking.com, Vrbo, etc.).
The combined total bookings in a calendar year reach 90 nights.
If a property has already been rented for 90 days, it cannot legally be let out again on Airbnb or other short-term rental sites for the rest of the year. The limit applies per property, so owners with multiple listings must track each one separately to avoid breaches.
To exceed 90 days, you must obtain planning permission from your local council. In boroughs like Camden and Tower Hamlets, approvals are rare because they aim to protect permanent housing from being converted into short-term lets.
Legal alternatives to short-term letting beyond 90 days include:
Corporate rentals – via platforms like Nestpick or SilverDoor Apartments.
Medium-term rentals – 91–180 days for students, contractors, or professionals.
Film & production rentals – daily hire for filming or photography.
Relocation housing – for employees moving to London.
Pet-friendly rentals – catering to travellers with pets.
Co-living spaces – shared accommodation models.
You can also switch to long-term lets (over 90 consecutive nights) for the rest of the calendar year without additional permissions.
Partnering with a professional Airbnb property management service can help track nights, manage multiple listings, and ensure compliance — while still maximising income.
What Are the Consequences of Breaking the 90-Day Rule?
Possible penalties:
Fines of up to £20,000 per offence.
Repayment of illegal booking income.
Removal of listing from Airbnb and other short-term rental platforms.
Enforcement by local council.
How Can Hosts Comply With the 90-Day Rule?
To follow the 90-day rule and avoid penalties, you need to track bookings, stay updated on regulations, and be transparent with guests.
Compliance checklist:
Track your rental days – Use Airbnb’s built-in calendar, which automatically blocks bookings once you hit 90 nights.
Sync all calendars – If listing on multiple platforms, integrate calendars to prevent accidental overbooking.
Stay informed – Regularly check your local council’s rules; some require registration or permits.
Get expert advice – Consult a property manager or legal advisor if unsure about requirements.
Be transparent with guests – Clearly display available dates on your listing and communicate any restrictions.
Following these steps ensures your listing remains active while protecting you from fines and removals.
Are There Any Exemptions to the 90-Day Rule?
Yes — but they are rare. Exemptions usually apply only to specific property types or special circumstances, and approval is decided by your local authority.
Possible exemptions include:
Serviced apartments – Often fall under a different planning category and are not subject to the 90-day rule.
Business or professional use – Certain corporate lets may qualify.
Major events – Temporary exemptions can be granted for occasions like the London 2012 Olympics, but these are exceptional and borough-specific.
Always check your local council’s regulations, as rules vary by borough. Even if you think your property qualifies, you may still need to apply or register before exceeding 90 nights.
Does Airbnb’s 90-Day Rule Apply Outside London?
Currently, the London 90-day rule applies only to the Greater London area. This rule is set up by local authorities to reduce the impact of short-term rentals on housing and local residents. It stops property owners from renting out their whole home or apartment for over 90 days in a year without getting planning permission. However, this rule does not affect shared accommodation or individual rooms in a property.
Although the rule only applies to London now, people have talked about expanding these kinds of rules to other major cities in the UK. These steps aim to find a way to keep long-term housing for residents and let homeowners gain from short-term rental services like Airbnb and other short-term rental platforms.
Staying informed and following the rules is key for property owners in London and maybe in other cities later. This helps them avoid legal and financial problems.
Best Property Management Companies for Short-Term Rentals
You may want to consider working with a short-let management company like UpperKey for Airbnb property management. However, even if you do decide to take this route, it's important to bear in mind that many short-term let management companies do not state that they offer this tactic as a part of their service, and many promise high occupancy rates through short-term lets. Bear in mind that as the landlord, it is your responsibility rather than that of the property management company to ensure that your property meets regulations.
The one exception to this would be a guaranteed rental scheme, in which case the property management company becomes a third party 'tenant' and takes all responsibility for regulations while making rental payments to you, the landlord, regardless of if the property is occupied. However, these schemes are typically for long-term rentals rather than short-term lets.
UpperKey vs Other Airbnb Management Services
Most reputable short-term property management companies, like UpperKey, will require you to confirm that you have permission to short-term let and may also provide you with tax advice, while passing the liability on to you if it is found that the property does not have adequate permission.
Comparison table:
Feature | UpperKey | GuestReady | Houst |
Payment model | Guaranteed rent | Commission | Commission |
Effort for owner | None | Medium | Medium |
Risk of low occupancy | None | Yes | Yes |
FAQs
Q1: How does Airbnb track the 90-day limit?
Airbnb automatically counts booked nights and blocks further short-let bookings when you reach 90 nights.
Q2: Can I split my nights across platforms?
No—your total across all short-term rental platforms must not exceed 90 nights without planning permission.
Q3: Is the Airbnb 90-day rule enforced outside London?
Currently, no — only in Greater London.
Q4: How do I increase my limit legally?
Apply for Airbnb planning permission with your borough council, though approvals are rare.
Q5: What happens if I exceed 90 days without permission?
You risk fines up to £20,000 and possible removal of your listing from platforms.
