In Greater London, letting an entire home as short-term accommodation counts as a change of use that normally needs planning permission. The Deregulation Act 2015 created an exception: a home can be used as temporary sleeping accommodation for up to 90 nights in a calendar year without planning permission. That exception is what people call the London 90-day rule. This guide explains how it works in October 2026, what it does not cover, and what else a host or manager has to get right. It is general information, not legal advice.
| Rule | What applies |
|---|---|
| Night limit | 90 nights per calendar year for an entire home, without planning permission |
| Beyond 90 nights | Planning permission for change of use from the borough |
| Who qualifies | The person letting must be liable for council tax on the property |
| Registration | No register yet; a national scheme for England has been announced |
| Tourist tax | None at present |
What the rule says
The rule comes from section 25A of the Greater London Council (General Powers) Act 1973, inserted by the Deregulation Act 2015. Using residential premises in London as temporary sleeping accommodation, meaning stays of fewer than 90 consecutive nights, is a material change of use. The exception allows it without planning permission if the total number of nights does not exceed 90 in a calendar year and the person providing the accommodation is liable for council tax on the property.
The council tax condition matters. The exception is meant for residents letting their own homes, so a property registered for business rates as a holiday let falls outside it. A borough can also remove the exception for specific properties or areas where it considers it necessary.
How nights are counted
The 90 nights are per property, per calendar year, across every platform and every direct booking combined. Airbnb automatically limits entire-home London listings to 90 nights a year on its own platform, but that limit only sees Airbnb bookings. A home listed on two platforms can exceed the limit while each platform shows it as compliant. Count the nights in one place as bookings arrive, and close the calendar on all channels together.
The rule applies to entire homes. Letting a room in a home you live in while you are there is not covered by the 90-night limit.
Beyond 90 nights: planning permission
To let a home short-term for more than 90 nights a year you need planning permission for a change of use from the borough. Boroughs in central London rarely grant it, because they treat the loss of permanent housing as a planning harm. Exceeding the limit without permission is a planning breach, and the borough can serve an enforcement notice; failing to comply with one is a criminal offence.
What is changing in England
The government has announced a national registration scheme for short-term lets in England, which would give every property a registration number, and has consulted on a separate planning use class for short-term lets. As of October 2026 neither is in force, so the 90-night rule remains the main control in London. The UK is outside the EU, so Regulation (EU) 2024/1028 does not apply. Scotland already runs a mandatory short-term let licensing scheme, and Wales is introducing registration and a visitor levy, so the rules differ across the UK.
Other rules that apply regardless of the 90 nights
Staying under 90 nights does not settle everything. Leases often prohibit short-term letting, and freeholders enforce it. Mortgage lenders usually require consent, and standard home insurance does not cover paying guests. Fire safety law applies to short-term lets, which means a fire risk assessment and suitable alarms, and gas safety checks apply where there are gas appliances. The furnished holiday lettings tax regime was abolished from April 2025, so income is now taxed like other property income. London has no tourist tax at present, though the government has proposed giving mayors the power to introduce an overnight visitor levy.
Letting beyond 90 nights legally: mid-term lets
Many London hosts combine up to 90 nights of short-term letting with stays of 90 nights or longer, which fall outside the definition of temporary sleeping accommodation. A corporate let or a medium-term stay for a professional on assignment uses the home without counting towards the cap, though it brings its own tenancy and deposit rules. Mid-term rental management software covers how to run both kinds of stay from the same calendar.
If you manage for owners in London
For a manager, the 90-night count is the number to own. Record for each property whether it relies on the exception or has planning permission, who is liable for council tax, the nights used so far this year across every channel, and any lease or freehold restriction. Agree in the management agreement who stops bookings when the limit approaches. Short-term rental management software keeps the count from all channels in one calendar.
How London compares
Paris also uses 90 nights, but only for primary residences, Amsterdam caps holiday rental at 30 or 15 nights, Lisbon works through registration and containment zones, and Brussels through registration and planning compliance.
This article is general information, not legal advice. Rental rules change and vary by jurisdiction; check the current law or consult a local lawyer before acting on it.
Common questions
What is the 90-day rule in London?
An exception in planning law that lets a home in Greater London be used as short-term accommodation for up to 90 nights in a calendar year without planning permission, as long as the person letting it pays council tax on it.
Does the 90-day limit apply across all platforms?
Yes. It is 90 nights per property per calendar year across every platform and direct booking combined. Airbnb’s automatic limit only counts Airbnb bookings.
What happens if I let my London home for more than 90 nights?
Without planning permission it is a planning breach. The borough can serve an enforcement notice, and failing to comply with one is a criminal offence.
Does renting a room count towards the 90 nights?
No. The limit applies to letting an entire home. Letting a room in a home you live in while you are present is not covered by it.
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