If you’re considering listing your property on Airbnb or another short-term rental platform in the UK, you’ve probably heard about the “90-day rule.” It’s a regulation that affects many hosts, especially in London, and misunderstanding it can lead to fines or penalties. Here’s what you need to know.
What is the 90-Day Rule?
In London, short-term rental hosts are restricted to letting their property for a maximum of 90 nights per calendar year without planning permission. This applies to entire-home listings on platforms like Airbnb, Booking.com, and Vrbo.
The rule was introduced to balance the booming short-term rental market with the need for long-term housing. By capping short lets at 90 nights, local authorities aim to prevent homes from being permanently removed from the rental market.
Does the Rule Apply Everywhere in the UK?
No. The 90-day limit specifically applies to Greater London under the Deregulation Act 2015. However, other UK cities such as Edinburgh and Manchester are introducing their own short-term rental regulations, so hosts should always check with their local council.
How Platforms Enforce the Rule
Airbnb automatically tracks bookings for London-based entire-home listings and will block calendars once the 90-day limit is reached (unless you’ve proven you have planning permission). Other platforms may not enforce it directly, leaving the responsibility on the host.
How to Stay Compliant
- Track Your Nights – Keep a record of all bookings across platforms.
- Apply for Planning Permission – If you want to exceed 90 nights, apply to your local council. Approval is rare in residential areas but possible in some cases.
- Consider Mixed Lettings – Some hosts use a combination of short-term and mid-term rentals to balance income and compliance.
- Work with a Property Manager – Companies like Host My Nest can help you navigate rules while optimising occupancy and revenue.
The Bottom Line
The 90-day rule is something every London host must understand. While it may feel restrictive, it ensures compliance with local law and avoids hefty fines. For hosts outside London, keep an eye on local regulations — similar rules may arrive in your area soon.
At Host My Nest, we help landlords and hosts stay compliant while maximising income through smart pricing and management strategies.