Short-term letting in London: living with the 90-night rule
London is the one place in England with a hard annual cap on short lets. Here is how the 90-night rule works and what else owners should expect.
AirDNA market averages (markets with at least 150 active listings), atlas updated September 2026, in pounds (1 EUR = 1.1403 USD = 0.86045 GBP, ECB 25/09/2026). An average across all property sizes, not a promise. Rules status: our summary — read the text and the guide.
London never runs out of guests. Business travellers, families visiting relatives, students' parents, concert-goers and tourists keep central and inner boroughs busy in every month of the year. The difficulty is not demand; it is the law, which in London is stricter than anywhere else in England.
How the 90-night rule works
Since 2015, a residential property in Greater London can be let for stays of under 90 consecutive nights for a total of up to 90 nights in each calendar year without planning permission. The person letting it must be liable for council tax on the property. Once you pass 90 nights, the borough treats the use as a material change of use, and permission for a whole home let all year round is rarely granted. Westminster, for example, runs a dedicated team that investigates homes reported for exceeding the limit or disturbing neighbours.
In practice this means a London flat works as a short let for part of the year, typically when the owner is away, or it moves to stays longer than 90 nights, which fall outside the short-let rule altogether.
What is coming
- A national register: the government said in September 2026 it should be fully operational by March 2027.
- A visitor levy: on 23 September 2026 ministers confirmed that English mayors will be able to charge an overnight levy on visitor accommodation, short lets included. The legislation has not yet been laid, so nothing is payable today.
- Council tax: many boroughs, Hammersmith and Fulham among them, have doubled council tax on second homes since April 2025.
Leases and buildings
Most London flats are leasehold, and many leases forbid anything other than use as a private residence. Freeholders and managing agents do enforce these clauses. Check yours before you list, and remember that insurers need to know too.
Our advice
Treat the 90 nights as a budget to spend wisely, on high-demand dates, and plan the rest of the year around mid-term stays for professionals and relocating families. That combination is legal and far more stable. Tell us about your London home; we study every request and tell you honestly whether and how we can help.
Around London
Read next
Sources
- legislation.gov.uk — Deregulation Act 2015, s.44 (London short lets, s.25A GLC (General Powers) Act 1973) (2015)
- Propertymark — National short-term lets register promised by March 2027 (2026-09-04)
- Ross Martin Tax — Overnight Visitor Levy confirmed for England (2026-09-23)
- HMRC Property Income Manual PIM4165 — Repeal of Furnished Holiday Lettings rules (accessed 2026-09-27)
- Westminster City Council — Short-term lets (accessed 2026-09-27)
- Hammersmith & Fulham Council — Second homes and empty homes (accessed 2026-09-27)
Updated 28/09/2026.
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