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Understanding Short Lets, London

What is the 90 - day rule?

In Greater London, there is a rule called the "90-Day Airbnb Rule" which states that a property cannot be rented out on Airbnb for more than 90 days of occupied nights per year. Once the limit is reached, Airbnb will automatically stop accepting bookings for the property until the end of the calendar year.

Can You Get Around the 90-Day Rule?

Enforcing the restrictions on short-term rentals is the responsibility of the councils. However, some landlords choose to exceed the 90-day limit set by Airbnb and continue to short-let their property without permission. Although there are risks involved, some landlords deem it to be worthwhile.

Airbnb is the only platform that automatically restricts bookings beyond the 90-day limit. This means that landlords can use other short-term rental sites to exceed the limit. However, it is important to note that breaking regulations may result in hefty fines. Yet, the industry remains largely unregulated, making it difficult to determine the likelihood of landlords being caught for breaking the rules. Ultimately, it is recommended that landlords apply for permission from the council to avoid any legal issues.

Keys2Casa offers both short-term and mid-term rentals, ensuring that stays do not exceed the 90-day limit while avoiding the need for long-term rentals.

Getting Planning Permission to Let for More Than 90 Days

Example Borough - Westminster

The Law only permits short-term letting of properties for a cumulative total of 90 nights during a calendar year. If you want to let out your home for more than 90 nights in a single calendar year you must have planning permission, which can only be obtained via submission of a planning application. The submission of such an application does not imply that planning permission will necessarily be granted as each application must be determined on its individual merits having regard to relevant development plan policies and all other material considerations. The cost to make a planning application in Westminster is £462. It is not permissible to exceed the 90-night limit unless planning permission has been granted and failure to obtain permission may result in us taking enforcement action. (Please note that If you let out a house, a flat, or a room for an agreed period of more than 90 nights in a row to a single person or to people who live together as one household, then you are a residential landlord and subject to different conditions set out in landlord and tenant legislation). Any let of more than 90 days is not considered a short-let and you should refer to landlord and tenant legislation for guidance.

Full details on short letting in Westminster here

Other things to consider before short-term letting your home.

Before you let out your property short-term, you need to ensure you have the correct permissions in place. You may need to seek permission from:

  • the landlord, if you are renting your property

  • the freeholder, if your property is leasehold (likely if you live in a flat)

  • your mortgage provider, if you have a mortgage

  • your insurance provider.

You should also make sure you inform your guests about important local information, such as where to put bins and what can be recycled. In addition, make sure that your property is safe and not at risk of fire. You should set clear rules for your guests and be clear about things like noise. You may also wish to inform neighbours that you are letting your property, particularly if you live in a flat so that they are aware to expect visitors.

The Short Term Accommodation Association website includes a compliance checklist you may wish to consider before renting your home, as well as a charter for considerate short-term letting.

If you have any questions please do contact us on

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