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Understanding the 90-Day Rule for Airbnb Hosts in London

Navigating Airbnb’s 90-Day Rule in London

In December 2016, Airbnb launched its 90-day lettings limit for properties in Greater London, activating the new policy in January 2017 and significantly affecting the short-term rental market in the capital.

Here, we will tell you everything you need to know about Airbnb’s 90-Day Rule in London, including its reasons for introduction, its effects, and ways to navigate it.

We will also discuss how Keey can assist you in maximizing the rental income from your London property and address some common questions about this controversial rule.

1. What is the Airbnb 90-Day Rule?

90-Day Rule London

London introduced the 90-Day Rule to regulate the sharing economy, receiving a positive response from locals. Now, the booking platform automatically limits Airbnb bookings to 90 days a year for properties without a local council planning permit.

Therefore, if you cannot verify that you have the necessary paperwork for short-term rental market participation, Airbnb will limit your property’s occupied nights to 90 days per calendar year.

Pros & Cons of the Airbnb 90-Day Rule

pros and cons

Examining the impacts of Airbnb’s 90-Day Rule in London requires a nuanced approach. Here are its pros and cons and their potential implications for you as a London property market investor:


  • Maintains long-term housing for Londoners, preventing market dominance by short-term rental investors.
  • In some areas, it may lower rent costs by reducing vacation rental availability.
  • Supports community cohesion by mitigating the transient nature of short-term rentals.


  • Limits potential earnings from short-term rentals, possibly diverting investors.
  • May negatively affect tourism by restricting property availability.
  • Could encourage a black market for rentals, as people seek ways to bypass the rule.

2. What happens when you reach the limit

fully booked calendar

Reaching the limit prompts the platform to block further bookings for your property for the year, regardless of how the occupied days are distributed. This policy aims to align with local regulations, generally applying to entire homes or apartments rather than shared spaces or rooms.

Hosts must be mindful of these rules and manage their rental schedules to avoid disruptions and income loss, keeping detailed rental records and regularly reviewing their rental schedule to stay within limits and avoid penalties or booking cancellations.

3. Does Airbnb’s 90-Day Rule apply outside London?

London map

Currently, the rule is specific to Greater London, part of a regulatory framework to manage short-term rental impacts on housing and communities. It limits entire home or apartment rentals to 90 days yearly without planning permission, not affecting shared spaces or rooms.

While confined to London, there’s talk of expanding similar rules to other UK cities to balance short-term rental benefits with long-term housing availability, with non-compliance risking substantial fines up to £20,000.

4. Why was the 90-day rental cap introduced?

Initially, landlords needed planning permission for short-term conversions. London’s deregulation aimed to accommodate the evolving travel landscape and economic opportunities, allowing up to 90-day short-term rentals, enforced by Airbnb in early 2017.

Keey explores: How does the 90-Day Rule impact London’s short-term rental market? With the rule effective since 2017, we examined its effects on tourism and investors. London, hosting the world’s highest number of Airbnb listings, remains a prime short-term rental location despite regulatory challenges, driven by tourism and changes in rental and tenant laws.

5. Complying with London’s short-term rental regulations

To comply, you can switch your Airbnb listing to a medium or long-term rental after reaching the 90-day limit, indicating to Airbnb it’s a ’90+ days’ rental for compliance without platform removal, albeit finding long-term Airbnb guests may be challenging.

6. Airbnb 90-Day Rule FAQ


Circumventing the 90-Day Rule is not feasible, with local councils vigilant and heavy fines for non-compliance. Airbnb enforces this limit uniquely, but obtaining council permission could allow more rental days annually.

Avoiding the 90-Day Rule involves considering medium or long-term rentals, steering clear of the short-term rental restrictions.

The rule applies across Greater London to entire homes, limiting short-term stays to ninety days per property.

To keep your property open for rentals beyond 90 days, seek council permission and inform Airbnb to reinstate your listing.

Ignoring the 90-Day Rule risks a £20,000 fine, necessitating compliance.

7. How can Keey help?

Keey supports numerous London property owners in optimizing Airbnb results while adhering to local regulations. As an STAA-accredited organization, we ensure consumer protection and property suitability.

We guide owners in maximizing earnings and rental cycles by strategically listing properties on multiple platforms during peak seasons. Do you want to maximize your rental earnings with ease? Contact Keey today and let our professionals expertly manage your property.

Discover how much your property could earn you