What is the London Airbnb 90-day rule?

The London 90-day rule generally limits whole-home short-term holiday letting to 90 nights in a calendar year without planning permission. Landlords also need to check lease, mortgage, insurance, tax and safety obligations.

Does the 90-day rule apply to every stay?

The rule is focused on short-term holiday letting of whole homes. Medium stays, corporate stays and room letting may need separate analysis. Owners should get property-specific advice before relying on any route.

Can an Airbnb manager help with the 90-day rule?

A manager can help plan availability, channels and stay types around the rule, but the owner remains responsible for confirming planning, lease, mortgage, insurance and tax position.

Airbnb 90-day rule London

Plan the rules before the bookings.

London landlords need a short-let plan that recognises the 90-day rule before going live. Clauvene helps owners think through short-let availability, medium-stay demand, corporate guests, owner use and the operational controls needed to protect the property.

90 short-let nights to plan aroundMedium stay optionsOwner checks still required

Ask about your property See London management

90Rule-aware hostingshort and medium stay planning

Landlord basics

What the 90-day rule means in practice.

In London, whole-home short-term holiday letting is generally limited to 90 nights per calendar year without planning permission. That limit is only one part of the decision: owners also need to check leases, mortgages, insurance, safety obligations and tax.

Whole-home short lets

The main restriction applies to short-term holiday letting of an entire home.

Planning permission

Using a whole home above the limit may require planning permission and is not guaranteed.

Medium stays

Longer corporate, relocation or project stays may need a different operating plan and analysis.

Owner responsibility

A manager can help plan operations, but owners must confirm their own legal and property position.

Practical planning

The best plan is made before launch.

A property should not simply go live on Airbnb and hope for the best. The calendar, channels, guest type, cleaning model and reporting should fit the owner's actual constraints.

Short-let periodsPeak dates can be planned carefully rather than wasted on low-value bookings.

Medium-let demandCorporate and relocation stays may reduce turnover and improve calendar stability.

Property-specific checksLease, mortgage, insurance, building rules and tax all matter.

Rule-aware estimate

Ask what route fits your London property.

Send the postcode, bedrooms and current status. We will respond with a practical view of short-let, medium-let and management options.