Airbnb regulations in London can be confusing, especially if you’re hosting for the first time. Unlike other parts of the UK, London has strict rules when it comes to short-term rentals. And if you’re not careful, you could end up facing fines or having your listing taken down.
Many people think they can simply list their home and start earning. But it is not that straightforward. Airbnb regulations London hosts need to follow are clear about how often and how long you can rent out a property. Some boroughs even add their own local requirements.
Whether you’re renting out a spare room or your whole flat while you’re away, it’s important to stay on the right side of the law. This guide will walk you through the key rules you need to know, so you can host with peace of mind.
The 90 Day Rule: What It Means for Hosts
One of the most important Airbnb regulations in London is the 90 day rule. If you’re renting out your entire home as a short let, you can only do so for up to 90 nights per calendar year. That means you cannot rent it out for more than 90 days, whether it’s all at once or spread out across the year.
This rule applies to all property listings in Greater London. If you live in the home and only rent out a room while you are there, the 90 day limit does not apply. Also, if your property is outside London, you are not affected by this rule at all.
To help hosts stay compliant, Airbnb enforces this rule automatically. Once your listing reaches 90 nights, Airbnb will block further bookings for that year unless you have planning permission to go beyond the limit.
This is all part of Airbnb regulations London authorities use to manage housing availability and reduce pressure on the rental market. It is a key part of the current short let regulations.You can read more about how this works in our full breakdown of the Airbnb 90 day rule here.
Do You Need a License to Host on Airbnb in London?
Many new hosts ask if they need an Airbnb license in London. In most cases, the answer is no, not yet. Throughout the entire London, listing your home on Airbnb does not require a general license at this time.
Nevertheless, certain local councils manage their own regulations, explicitly in places where short lets are subject to stricter regulation. In accordance with the borough and the property type you are renting out, maybe a license or special approval would be necessary to operate legally. As an illustration, if you want to change a structure into a short-term rental venture, the local authority may request you to get a license or planning permission.
That is why it is important to always check the latest Airbnb host requirements for your area. You can find details for each London borough through the official government guidance on short term lets.
The rules are changing quickly, so staying informed helps you avoid fines and keeps your listing active. If in doubt, contact your local council or speak to a short let management expert.
Planning Permission: When It’s Required
Planning permission is another part of Airbnb regulations London hosts should not ignore. If you intend to let your property for more than 90 nights in a calendar year, you may need to apply for planning permission. This is because exceeding the 90-night limit can be considered a material change of use from residential to commercial, which falls under different London property rental laws.
Some boroughs have stricter regulations. For instance, in Westminster and Kensington, and Chelsea, councils are more vigilant about enforcing these rules. They may require you to obtain planning permission even if you haven’t reached the 90-night threshold, especially if the short-term letting impacts the local housing supply or community.
Airbnb regulations London boroughs enforce can vary, so it’s important to check what applies to your postcode. Failing to comply with these regulations can result in enforcement actions, including fines or orders to cease operations.
Council Tax and Business Rates
If you host on Airbnb in London, knowing the Airbnb regulations London hosts face around tax is just as important. Most hosts will still need to pay council tax, just like any other resident. However, if you rent out your property for most of the year or run it like a business, you may need to register for business rates instead.
This depends on how often you rent it, how many properties you manage, and whether you live there. Every borough has its own rules, so it is best to check with your local authority to see what applies to you.For help with tax, guest screening, and more, see our full Airbnb management service in London.
Safety and Legal Requirements for Hosts
Being a responsible host means following key Airbnb legal requirements in the UK, especially when it comes to safety. Before listing your property, you should make sure it meets all the basic safety standards.
Start with fire safety. Every rental should have working smoke alarms, a fire extinguisher or blanket in the kitchen, and clear exits in case of emergency. You should also give guests basic instructions on what to do if a fire occurs.
Next is gas and electrical safety. If your property has gas appliances, you’ll need a Gas Safety Certificate, renewed every year by a qualified engineer. Electrical systems should also be safe and tested regularly.
Insurance is another key part of being a host. Standard home insurance might not cover short-term lets, so check your policy. You may need to get specialist cover that includes guest liability in case of accidents or damage.
Airbnb offers a Host Guarantee, which covers up to a certain amount for damage. But it’s not a substitute for proper insurance, and it does not cover everything, like cash, pets, or shared spaces.
These are basic Airbnb regulations London property owners must meet to keep guests safe and protected.
How to Stay Compliant in 2025: Best Practices
Staying on top of Airbnb regulations in London is easier when you follow a few smart habits. First, always check the latest rules from your local borough. Some councils update their policies often, especially around short lets.
Use Airbnb’s tools to help you stay within limits. For example, you can block dates on your calendar to avoid going over the 90 day rule. Airbnb also sends reminders about tax, safety, and guest requirements.
If managing all of this feels overwhelming, consider working with a professional Airbnb management service. They can handle bookings, compliance, cleaning, and guest support, so you do not have to worry about breaking the rules.
Final Thoughts: Is Airbnb in London Worth It?
Airbnb in London can be a great way to earn extra income, especially if you have a property that sits empty now and then. The demand for short stays is strong, and guests love the variety and charm of local homes.
But it does come with responsibilities. You need to follow local rules, stay under the 90 day limit, and make sure your place is safe and legal.
If you stay informed and do things properly, hosting on Airbnb can be both rewarding and profitable.
Need help managing it all? Keey offers expert support with compliance, guest management, and property optimisation, so you can host confidently and focus on what matters most.
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