Updated October 2026 · Fraser Bond
Short lets · Compliance
London's 90-night rule
90 nightsper year
Wholehomes
Planningbeyond 90
Registercoming
In short: In London, letting a whole home as short-term accommodation for more than 90 nights in a calendar year counts as a change of use needing planning permission. The limit doesn't apply to renting a room while you live there. Major platforms automatically cap whole-home listings at 90 nights unless the host confirms permission. You must also have permission from your lender, insurer and freeholder, as many leases ban short lets, and pay tax on income. The government is planning a national short-let registration scheme. Councils can take enforcement action for breaches.
Frequently asked questions
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Does the 90-night rule apply to rooms?
Not if you live there and let a room.
What if I exceed 90 nights?
You need planning permission, or risk enforcement.
