Understanding Short-Term Rental Regulations in London
Key Takeaways
- London has specific rules governing short-term residential letting.
- The 90-night rule is an important consideration for many London properties.
- Planning permission may be required when a property exceeds the permitted short-term letting period.
- Owners should check property-specific restrictions and obtain any necessary permissions.
- Regulations and individual circumstances can change, so requirements should be reviewed regularly.
Understanding London's 90-Night Rule
One of the most important considerations for London property owners is the 90-night rule.
Under current rules, a residential property in Greater London that meets the relevant conditions can generally be used as temporary sleeping accommodation for up to 90 nights in a calendar year without requiring planning permission for that use.
The calendar year runs from 1 January to 31 December.
For the exemption to apply, the total short-term use must not exceed 90 nights during that calendar year and at least one person providing the accommodation must be liable for Council Tax at the property.
“Understanding the rules before accepting bookings can help owners manage their property more confidently and responsibly.”
What Happens After 90 Nights?
If a London residential property is used for short-term letting for more than 90 nights during a calendar year, planning permission is generally required from the relevant local council.
Without the appropriate permission, continued short-term letting beyond the permitted limit may result in planning enforcement action.
This makes it important for owners to understand how their property is being used and to keep track of short-term rental activity throughout the year.
Important considerations include:
- Number of nights let during the calendar year
- Planning status of the property and Council Tax liability
- Requirements of the relevant London borough
- Provide a clear way to request support
Check Your Property Permissions
Planning regulations are only one part of the picture.
Before operating a short-term rental, owners should consider whether other agreements or restrictions affect how the property can be used.
Depending on the property, this could include the lease, mortgage conditions, insurance requirements or permissions associated with the building.
London City Hall advises owners to ensure that they have the correct permissions in place before short-term letting their home.
Responsible Property Management
Regulatory awareness should form part of wider responsible property management.
Owners should consider not only whether a property can legally be offered for short-term stays, but also how it will be maintained, monitored and operated.
Clear guest expectations, appropriate property care and attention to neighbours can all contribute to a more professionally managed short-term rental.
Owners should also keep relevant property information organised so that important requirements are easier to monitor over time.
Common Questions About Rental Revenue
What is the 90-night rule in London?
Qualifying residential properties in Greater London can generally be used for short-term accommodation for up to 90 nights during a calendar year without planning permission for that use, provided the applicable conditions are met.
What happens if I want to rent my property for more than 90 nights?
If the property will be used for short-term letting for more than 90 nights during the calendar year, planning permission is generally required from the relevant local authority.
Does the 90-night limit reset every year?
Yes. The relevant period is a calendar year, running from 1 January to 31 December.
Do I need to check my lease or mortgage?
Yes. Property owners should check any relevant agreements and permissions before short-term letting. Requirements can vary depending on the property and individual circumstances.
Are the regulations the same for every property?
Not necessarily. Planning status, property type, location, agreements and other circumstances can affect what is permitted. Owners should check the requirements that apply to their specific property and local authority.
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