Regulations
London 90-night rule for short lets: how it works and what happens above the limit
Letting a London flat or house to guests for short stays is, in planning terms, a different use from living in it. The 90-night rule is the exemption that lets ordinary residents and landlords avoid that problem, within a limit.
This guide explains what the rule says, how to count nights, what to do if you want to go past 90, and what can go wrong. The law is described as it stands on 26 October 2026. Check the legislation page linked in the sources before you act, as rules can change.
What is the 90-night rule in London?
Section 44 of the Deregulation Act 2015 changed the law for Greater London. Normally, using a home as short-term sleeping accommodation can amount to a material change of use, which needs planning permission. The Act says that in Greater London this is not the case as long as the stay is temporary and the total nights let in a calendar year stay within 90.
The exemption also depends on who provides the accommodation: that person must be liable for council tax on the property. In practice, this fits a resident or a landlord who is the council tax payer, and you should check it against your own situation.
The rule is about planning law. It does not replace other obligations such as tax, mortgage or lease terms, or insurance. Those are separate checks.
The 90-night limit applies in Greater London. It is not a national rule, so do not assume it applies to a let elsewhere in the UK.
How are the 90 nights counted?
The limit is a total across the calendar year, from 1 January to 31 December. It is not per guest and not per booking. Every night you let the property as temporary sleeping accommodation counts towards the same total, whichever platform or direct booking it came from.
That last point matters most for hosts who list on several channels. A night sold on one site uses up the allowance for all of them, so you need one calendar that shows the running total.
Example: a host lets the property for 30 nights in March, 25 in June and 20 in August. The running total is 75 nights, so only 15 nights remain for the rest of the calendar year.
- Keep a single record of every night let, by date.
- Count nights from all channels and direct bookings together.
- Set a stop date in your calendar before you reach the cap.
- Start again from zero on 1 January.
A shared calendar across your channels makes the running total much easier to keep accurate.
What do you need to let for more than 90 nights?
If you want to let for more than 90 nights in a year, the exemption no longer applies. You need to deal with the local planning authority, which for London homes is the borough council, before you go over the limit.
- Contact your borough's planning department and ask how they treat short-term letting in your area.
- Follow their advice on whether you need to apply for planning permission for change of use.
- Wait for the decision. The council can refuse, or grant with conditions.
- Only exceed 90 nights once permission is granted.
Permission is not automatic. Councils decide each application on its merits, and factors such as the effect on neighbours and on housing supply can weigh in the decision. Leasehold and mortgage terms may also restrict letting, whatever the council says.
If you manage homes for owners, check the planning position for each property before you promise more than 90 nights. It is the owner's property, but the exposure often lands on the manager as well. See our page for owners and monthly statements.
How do booking platforms apply the cap?
Platforms set their own rules for London listings, and these can change. Some apply an automatic limit on bookable nights, others ask hosts to confirm they comply or to apply for permission. The details sit in each platform's help pages, so read them for every channel you use.
Do not treat a platform's limit as proof you are compliant. The legal limit is the one in the Deregulation Act, counted across all your bookings. A platform can only see its own nights, so if you list on several sites, the total is your responsibility.
- Read the London section of each platform's help pages.
- Check whether the platform blocks the calendar or only warns you.
- Keep your own count of nights, not just the platform's.
What do you risk by going over 90 nights?
Letting beyond 90 nights without permission is a breach of planning control. The council can take enforcement action requiring you to stop the use, and you should take any council letter seriously.
There are other consequences beyond the council. A platform may remove your listing, and a landlord or lender may act if your lease or mortgage forbids this use. A planning breach can also complicate a later sale.
| Situation | What it means |
|---|---|
| Up to 90 nights in a calendar year | No change of use under the exemption, if its conditions are met |
| More than 90 nights, no permission | Breach of planning control, exposed to enforcement |
| More than 90 nights, permission granted | Lawful, subject to any conditions attached |
If a council writes to you, respond quickly and take advice. Our page for hosts shows how to keep your calendar and bookings in one place.
Frequently asked questions
Does the 90-night limit apply outside London?
No. The Deregulation Act 2015 provision covers Greater London. Other parts of the UK have different rules, and some areas have their own licensing or planning requirements, so check with your local council.
Do the 90 nights restart each year?
Yes. The limit is counted per calendar year, from 1 January to 31 December, so the count begins again at the start of each year.
Can I get around the limit by using several platforms?
No. The 90 nights are a total for the property across all bookings. Splitting them over different platforms does not create extra allowance.
Sources
- Deregulation Act 2015, section 44: Sleeping accommodation in London, legislation.gov.uk.
- Short term lettings and planning permission, Camden Council.
Facts checked on 26 October 2026 against the official sources listed.
How this article was prepared and checked: our method.
The OmniStay team