The London 90 day rule generally allows a residential property in Greater London to be used for short term accommodation for up to 90 nights in a calendar year without planning permission. Once that limit is exceeded, planning permission is normally required.

However, the rule is frequently misunderstood.

Some property owners assume that Airbnb manages the entire process for them. Others believe that remaining below 90 nights automatically makes their property compliant.

In reality, the 90 day rule only addresses one part of the legal position. A lease, mortgage, insurance policy or freeholder may still restrict short term letting, even when the property is used for fewer than 90 nights.

As an Airbnb management company working across London, Domistay regularly speaks with landlords, investors and homeowners who are unsure whether their property can be used for short term accommodation.

This guide explains how the London 90 day rule works, which bookings count towards the limit and what owners should check before welcoming their first guest.

What Is the London 90 Day Rule?

The London 90 day rule is a planning restriction that applies across Greater London.

It allows a qualifying residential property to be used as temporary sleeping accommodation for up to 90 nights during a calendar year without the owner having to obtain planning permission for that use.

The calendar year runs from 1 January to 31 December. The allowance then resets at the beginning of the following year.

If a property is used for short term accommodation for more than 90 nights during the same calendar year, the owner will normally need planning permission from the relevant London borough.

The rule was introduced to give London residents greater flexibility to occasionally let their homes, for example while travelling or during periods when the property would otherwise be empty. It was not intended to provide unrestricted permission for residential homes to be converted into full time visitor accommodation.

Property owners can read the official Mayor of London guidance on short term and holiday lets for further information.

Where Does the 90 Day Rule Apply?

The rule applies throughout Greater London, including all London boroughs.

This means it can affect properties in areas such as Greenwich, Lewisham, Blackheath, Deptford, Peckham, Woolwich and Bermondsey, as well as properties in central and west London.

It mainly relates to entire residential properties being used for short stays. This may include houses, flats, leasehold apartments, owner occupied homes and investment properties.

The legal exemption is also subject to specific conditions. In particular, the person providing the accommodation must normally be liable for Council Tax at the property.

Letting a spare room while continuing to live in the property can be treated differently from allowing guests to occupy the entire home. Owners considering home sharing should still check their lease, mortgage, insurance and local council guidance before proceeding.

How Are the 90 Nights Calculated?

The limit is based on the total number of nights that the property is used as short term accommodation during the calendar year.

It is not based on the number of reservations or the number of guests.

For example, ten separate reservations of nine nights would use the full 90 night allowance. A single reservation lasting 30 nights would use 30 nights of the allowance.

The calculation also applies across every booking channel.

A property does not receive one allowance for Airbnb, another for Booking.com and a separate allowance for direct bookings. All relevant short term stays count towards the overall use of the property.

An owner who accepts 60 nights through Airbnb and another 40 nights through a different platform may therefore exceed the London limit, even though neither platform individually shows more than 90 nights.

Keeping a complete record of every reservation is essential, particularly where a property is advertised through several channels.

Does Airbnb Automatically Stop Bookings After 90 Nights?

Airbnb automatically limits entire home listings in Greater London to 90 booked nights per calendar year unless the host confirms that they have permission to operate beyond the limit.

Once the listing reaches 90 booked nights, Airbnb may prevent guests from booking additional dates during the remainder of that calendar year.

The limit resets on 1 January.

Airbnb provides further information within its official guide to the night limits for entire home listings in Greater London.

However, Airbnb’s system should not be treated as a replacement for the owner’s own records.

The platform may not know about reservations accepted through other websites, direct bookings or stays arranged outside the Airbnb platform. It also cannot determine whether a lease, mortgage, insurance policy or freeholder permits short term letting.

The owner or host remains responsible for understanding the rules that apply to the property.

Can You Continue on Another Platform After Reaching 90 Nights?

Moving bookings to another platform does not create a new allowance.

The London 90 day rule relates to how the property is used, not where the reservation was made.

If a property has already been used for short term accommodation for 90 nights, continuing to accept short stays through Booking.com, another travel platform or direct bookings could place the property above the permitted limit.

Owners using multiple platforms should maintain one central booking calendar showing the total number of short term nights accepted during the year.

This is particularly important for professionally managed properties, where availability and pricing may be distributed across several booking websites.

What Happens If You Exceed the 90 Day Limit?

If a London property is used for short term accommodation for more than 90 nights during a calendar year, planning permission will normally be required.

The owner can apply to the relevant London borough for permission to continue operating beyond the limit. However, approval is not guaranteed.

The council may consider the location of the property, the level of guest turnover and the effect on neighbouring residents. It may also consider whether the short term use would remove a home from London’s permanent housing supply.

Noise, waste, security, parking and frequent arrivals can all influence how the proposed use is viewed.

Some London boroughs are particularly cautious about allowing residential properties to become year round visitor accommodation. Owners should therefore investigate the likely planning position before relying on revenue from bookings beyond the 90 night allowance.

Operating above the limit without the required permission can result in a council investigation and possible planning enforcement action.

The London 90 Day Rule and Planning Permission

The London 90 day rule and short term let planning permission are closely connected, but they are not the same topic.

The 90 day rule creates a specific exemption that allows qualifying London homes to be used for limited short term accommodation without planning permission.

Once a property exceeds the limit, or fails to meet the conditions of the exemption, the wider planning position becomes relevant.

Outside London, there is not one equivalent blanket 90 night rule across the whole of the UK. The planning authority may instead consider whether the property has undergone a material change of use from a residential home to visitor accommodation.

For a broader explanation, read our guide to short term let planning permission in the UK.

Does Staying Below 90 Nights Mean the Property Is Fully Compliant?

No. This is one of the most important points for London hosts to understand.

The 90 day rule is primarily a planning rule. It does not override a private contract or give an owner unrestricted permission to host.

A property may remain below the 90 night limit and still breach its lease, mortgage conditions or insurance policy.

There may also be restrictions imposed by the freeholder, managing agent, landlord or building management company.

Owners should therefore treat planning permission as one part of a wider compliance review rather than the only question that matters.

Leasehold Flats and the London 90 Day Rule

For many London flat owners, the lease presents a greater immediate risk than the 90 day planning limit.

Leasehold agreements often contain clauses restricting holiday accommodation, temporary occupation, subletting or business use. Other leases require the property to be used only as a private residence.

A restriction does not need to mention Airbnb by name to affect short term letting.

A clause written many years before Airbnb existed may still prevent guests from occupying the property for a succession of short stays.

At Domistay, we regularly speak with leaseholders who have remained within the 90 day limit but have still received a warning from their freeholder or managing agent. In these situations, the issue is not necessarily planning permission. It is whether the short term use breaches the lease.

Before listing a leasehold property, the owner should review the entire lease carefully and obtain appropriate legal advice where the wording is unclear.

For more information, read our guide to Airbnb block management and leasehold properties.

Mortgage and Insurance Restrictions

Mortgage conditions can also affect whether a property may be used for short term accommodation.

A standard residential or buy to let mortgage may not permit holiday letting, serviced accommodation or frequent paying guests. Some lenders require a specialist product or written consent before the use can begin.

Insurance should also be reviewed before accepting bookings.

Many ordinary residential policies are designed for owner occupation or conventional tenancies. They may not automatically cover regular short term guests or commercial hosting activity.

Owners should explain the intended use clearly to their insurer and confirm that suitable buildings, contents and liability cover is in place.

Protection offered by a booking platform can be useful, but it should not automatically be treated as a substitute for appropriate property insurance.

Can London Councils Enforce the Rule?

London boroughs can investigate suspected breaches of the 90 day limit and consider planning enforcement action where appropriate.

In practice, investigations are often triggered by a complaint rather than routine monitoring.

A neighbour may report regular guest arrivals, excessive noise, waste problems or concerns about security in a shared building. A council may also consider advertising that suggests a property is available for short term accommodation throughout the year.

Enforcement can be difficult where reservations are spread across several platforms, but that does not remove the owner’s responsibility to comply.

Accurate booking records can help demonstrate how the property has been used and whether it remained within the annual limit.

Why Neighbour Management Matters

Neighbour complaints are one of the most common reasons a short term rental attracts unwanted attention.

The concern is not always the existence of the listing itself. Problems often arise from the way the property is being managed.

Late night noise, parties, incorrect waste disposal and unknown visitors in communal areas can quickly damage relationships with neighbouring residents. In apartment buildings, a complaint may be made to both the local council and the freeholder.

Clear house rules, sensible occupancy limits and professional guest screening can reduce these risks.

Guests should also receive clear instructions covering check in, noise, rubbish, smoking and the use of communal areas.

Responsive Airbnb guest management is particularly important. A minor issue is less likely to escalate when neighbours and guests know that somebody is available to deal with it promptly.

What Should Owners Check Before Hosting?

Before listing a London property, owners should review its planning, contractual and operational position.

Start by checking the lease, mortgage and insurance policy. Where relevant, confirm whether consent is needed from the freeholder, managing agent or landlord.

Owners should then review the guidance published by their London borough and decide how all bookings will be recorded against the 90 night allowance.

The property must also meet the relevant fire, gas and electrical safety requirements. Suitable arrangements should be in place for guest screening, cleaning, maintenance, waste and emergencies.

Completing these checks before publishing the listing is considerably safer than trying to resolve a problem after bookings have already been accepted.

Our Airbnb property feasibility assessment helps owners consider the property’s earning potential, likely demand and practical suitability before committing to short term letting.

How Domistay Helps London Property Owners

Successful short term letting requires much more than opening a calendar and accepting reservations.

At Domistay, we support London landlords, homeowners and investors with the day to day work involved in operating a professionally managed short term rental.

This includes listing creation and onboarding, dynamic pricing, guest screening, guest communication, cleaning, linen, maintenance and owner reporting.

We also help owners establish clearer systems for recording bookings, managing neighbours and responding to guest issues.

Our Airbnb management London service is designed for property owners who want to benefit from short term rental income without managing every reservation personally.

We currently support properties across South East London, including Greenwich, Lewisham, Deptford, Blackheath and surrounding areas.

Frequently Asked Questions

Does the London 90 day rule reset every year?

Yes. The limit is calculated by calendar year and resets on 1 January.

Is the limit based on reservations or occupied nights?

It is based on the total number of nights the property is used as short term accommodation, not simply the number of reservations.

Do Booking.com and direct reservations count?

Yes. The rule relates to the use of the property rather than the booking platform.

Can I use my leasehold flat for fewer than 90 nights?

Possibly, but the lease may still prohibit holiday accommodation or short term occupation. Remaining under the planning limit does not override the lease.

Can I apply to host for more than 90 nights?

Yes. An owner may apply to the relevant London borough for planning permission, but approval is not guaranteed.

Does Airbnb stop every London listing at 90 nights?

Airbnb applies an automatic limit to entire home listings in Greater London unless the host confirms that the necessary permission is in place.

Does the rule apply when I rent out a spare room?

Letting a room while continuing to occupy the home can be treated differently from letting the entire property. Owners should check their individual position with the council and review their lease, mortgage and insurance.

Who is responsible for complying with the rule?

The property owner or host remains legally responsible, even when a booking platform or management company helps operate the property.

Final Thoughts

The London 90 day rule gives qualifying homeowners greater flexibility to earn income from their property without immediately applying for planning permission.

However, it is not a general approval to operate any London home as an Airbnb.

The rule must be considered alongside lease restrictions, mortgage conditions, insurance requirements, freeholder rules and the effect on neighbouring residents.

Owners planning to host for more than 90 nights should investigate the planning position before accepting additional short term bookings.

Understanding these requirements from the beginning can protect the property, reduce disputes and support a more sustainable hosting strategy.

Start Hosting Smarter With Domistay

Would you like to understand whether your London property is suitable for short term letting?

Use our Airbnb Revenue Estimator to explore its potential income or request a free consultation with the Domistay team.

Our complete Airbnb Management London service covers pricing, guest communication, cleaning, linen, maintenance and day to day operations, helping your property generate income without becoming a second job.