The London 90-day short let rule, explained for 2026
The 90-day rule (technically Section 44 of the Deregulation Act 2015) limits short lets of an entire home in Greater London to 90 nights per calendar year without planning permission for short-let use. It applies only inside the Greater London boundary, and only to entire-home short stays under 90 nights.
Most of what landlords think they know about it is wrong. Here's exactly what's covered, what isn't, and how the income models that actually work in London 2026 stay compliant.
What the 90-day rule actually covers
The cap applies to nights — not bookings — where the entire property is let as temporary sleeping accommodation, the guest stays fewer than 90 consecutive nights, and the property is inside Greater London.
Renting an individual room while you're still living in the property doesn't count. Stays of 90+ consecutive nights to a single guest don't count. Renting outside Greater London (Kent, Surrey, Essex commuter belt) doesn't count.
How it's enforced
Airbnb automatically blocks listings at 90 nights per year unless you can show planning permission. Booking.com, Vrbo and direct bookings are not auto-capped — enforcement there falls to your local council, who can issue an enforcement notice and require you to apply for retrospective planning permission (success rates vary heavily by borough).
In practice, councils prioritise complaints — noise, anti-social behaviour, refuse — over silent compliance audits. A well-run property in a non-residential block almost never gets investigated.
The legal workarounds landlords actually use
1. Mix short stays with mid-term lets. Anything over 90 consecutive nights to one guest doesn't count toward the cap. Corporate lets of 3–6 months for relocations, contractors and project teams now make up a major share of London revenue.
2. Apply for sui generis short-let planning permission. Mostly viable for purpose-built apart-hotels or commercial blocks, rarely granted in residential terraces.
3. Operate as Class C1 (hotel) or aparthotel. Requires planning consent but lifts the cap entirely.
4. Move some of the portfolio to commuter towns outside Greater London — Sevenoaks, Dartford, Reading, St Albans — where no cap applies and ADRs to business guests are increasingly strong.
Frequently asked
Does the 90-day rule apply outside London?
No. It applies only inside the Greater London boundary. Manchester, Liverpool, Newcastle, Birmingham and the home counties have no equivalent cap as of 2026, though Scotland has separate short-let licensing.
What happens if I go over 90 nights?
You're operating without planning permission for material change of use. Councils can issue an enforcement notice; fines up to £20,000 are possible but rare for first offences. Airbnb auto-blocks the listing.
Do longer stays count toward the 90?
Single bookings of 90+ consecutive nights are exempt and don't count. This is why mid-term corporate lets are the most common workaround.
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