London's 90-Night Rule Explained: What Airbnb Hosts Need to Know in 2026

The rule in one sentence

In Greater London, a residential property can generally be used as short-term sleeping accommodation for no more than 90 nights in a calendar year without the relevant planning permission. The total resets on 1 January, not on the anniversary of your first booking.

London City Hall also states that at least one person providing the accommodation must be liable for Council Tax at the property. If either condition is not met, the use may require planning permission from the relevant London borough.

What counts towards the 90 nights?

The limit concerns nights when the property is used as temporary sleeping accommodation. It is the number of nights booked, rather than the number of individual reservations or guests, that matters.

For example, 30 three-night bookings would use the full 90-night allowance. A blocked calendar date that was not occupied by a paying guest would not ordinarily be a let night, but hosts should keep accurate booking records.

What happens after 90 nights?

Continuing to short-let the entire home beyond the annual limit without the required planning permission can expose an owner to planning enforcement action. Platforms may also restrict bookings when their records show that the limit has been reached.

Planning decisions are property- and borough-specific. Permission is not automatic, so a commercial short-let plan should not assume that year-round operation will be approved.

Checks to make before listing

• Confirm whether the property is inside Greater London.
• Check the lease, mortgage and insurance terms for short-letting restrictions.
• Confirm who is liable for Council Tax at the property.
• Review any planning history, licence conditions and borough guidance.
• Put fire, gas, electrical and guest-safety arrangements in place.
• Keep a reliable record of occupied short-let nights across every booking platform.

The official starting point is London City Hall's guidance on short-term and holiday lets. Your borough can advise on planning applications, but legal or planning advice may be appropriate for a property-specific decision.

Where co-hosting fits

A co-host can coordinate calendars, pricing, guest messages and turnovers, but appointing a manager does not remove the owner's legal responsibilities. BRRIKK reviews location-specific operating questions during onboarding and helps owners identify matters that need confirmation from the council or a qualified adviser.

This article provides general information, not legal or planning advice. Rules and their application can change, so confirm the current position for your property before accepting bookings.