The question of how to get around the Airbnb 90 day rule is in every UK property owner’s head. The Airbnb 90 day rule in London simply means you’re allowed to rent your property for 90 days per year unless you obtain special permission. This rule, commonly enforced in cities like London, is designed to keep housing available for long-term residents. However, there are several ways to legally navigate this restriction.
Table of Contents
- What is the Airbnb 90 Day Rule?
- Why Does the Airbnb 90 Day Rule in London Exist?
- What Does the Airbnb 90 Day Rule Apply To?
- Advantages and Limitations of the Airbnb 90 Day Rule in London
- How to Get Around Airbnb 90 Day Rule in UK?
- What Are the Consequences of Breaking the Airbnb 90 Day Rule in London? 20000£ FINE
- What Are The Exemptions to the Airbnb 90-Day Rule?
- Airbnb 90 day rule Outside London: Does it Apply?
- Should I Work with a Property Manager to Help me Deal with the Airbnb 90 Day Rule?
- FAQs
What is the Airbnb 90 Day Rule?
The London 90-day rule was introduced to regulate the short-term rental market and is automatically enforced by Airbnb. This rule limits hosts to renting out their property for a maximum of 90 nights per year unless they obtain specific planning permission from the local council.
If you do not provide proof of the required permits, Airbnb will automatically prevent further bookings beyond the 90-day limit.
Why Does the Airbnb 90 Day Rule in London Exist?
The 90 day rule Airbnb was established to prevent housing shortages and excessive short-term rentals. Before its introduction, landlords needed planning permission to convert residential properties into short-term lets. The Deregulation Act 2015 allowed homeowners to rent their property for up to 90 days annually without requiring additional approval.
Currently, this automatic 90-day cap applies only within Greater London. Other parts of the UK have different regulations: in Scotland, a mandatory short-term let licence is now required (fully enforced from 2024/2025, with strict rules in cities like Edinburgh), and Wales has also introduced tighter controls on holiday lets. Exceeding the London limit without permission can lead to fines of up to £20,000.
What Does the Airbnb 90 Day Rule Apply To?
The 90 day rule Airbnb London applies only to entire properties listed on Airbnb and other short-term rental platforms. It does not apply to private rooms where the host lives in the property.
To legally rent beyond 90 days, you must apply for change of use permission from the local council. Once approved, you need to provide Airbnb with proof of this permission to remove the restriction from your listing.
Advantages and Limitations of the Airbnb 90 Day Rule in London
Pros of the Airbnb 90 Day Rule:
- Simplifies Compliance: Allows up to 90 nights per year without additional paperwork.
- Supports Local Residents: Prevents excessive short-term rentals from displacing long-term tenants.
- Encourages Sustainable Tourism: Ensures a balance between tourism and local housing availability.
Cons of the Airbnb 90 Day Rule:
- Limits Earnings: Hosts with high-demand properties are restricted from maximizing income.
- Reduces Flexibility: Homeowners must either switch to long-term rentals or apply for planning permission.
- Risk of Fines: Exceeding the limit can result in hefty fines and possible delisting from Airbnb.
How to Get Around Airbnb 90 Day Rule in UK?
You can get around the Airbnb 90-day rule in the UK legally by applying for planning permission, switching to long-term rentals, or exploring other compliant strategies. We’ll break this down in steps below:
1. Apply for Airbnb Planning Permission
One option is to apply for Airbnb planning permission from your local council. This allows you to rent out your property for more than 90 days a year. However, the process can take time, and approval is not always guaranteed, so it’s important to be aware of the local regulations.
How to Apply for Airbnb Planning Permission:
- Start by researching the local rules for short-term rentals.
- Submit your application with details on how you plan to use the property.
- Be patient during the approval process, which can take a few months. You may also want to get legal advice to ensure your application is strong.
2. Switch to Long-Term Rentals for Airbnb
If planning permission is not an option, another solution is to switch to long-term rentals. By renting your property for more than 90 days, you avoid the restrictions of short-term lets. While this may generate less income, it provides more stability and fewer guest turnovers.
Benefits of Airbnb Long-Term Rentals:
- Fewer turnovers mean less wear and tear on your property.
- It also gives you a steady and predictable income, without the 90-day restriction hanging over you.
3. Partner with a Short Let Property Management Company
Working with a property management company is another way to handle the Airbnb 90 day rule. A company like KeySteward can manage your property and ensure compliance with all local regulations. They can also help you find longer-term tenants, so you don’t need to worry about the 90-day limit. Plus, they offer guaranteed rent, which gives you peace of mind.
4. Rotate Between Multiple Properties on Airbnb
If you own more than one property, consider rotating between them. For example, you could rent Property A for 90 days on Airbnb, and when you reach the limit, switch to Property B for the next 90 days. This strategy keeps both properties active without violating the rule.
5. Use Different Rental Platforms to Get Around Airbnb 90 day Rule
If Airbnb 90 day rule in London is an issue, try listing your property on platforms that focus on medium-term or corporate rentals. These platforms often attract guests looking for longer stays, allowing you to keep your property rented out without worrying about the Airbnb 90-day cap.
6. Become a Live-In Host on Airbnb
If the Airbnb 90-day rule applies to your primary residence, you could consider renting out a spare room while continuing to live in the property. Being a live-in host avoids the Airbnb 90-day rule for entire home rentals and still allows you to earn extra income.
What Are the Consequences of Breaking the Airbnb 90 Day Rule in London? 20000£ FINE
Renting beyond the 90-day limit without permission can lead to severe penalties:
- Fines up to £20,000 imposed by the local council.
- Listing removal from Airbnb and potential bans from the platform.
- Forced repayment of rental income earned beyond the limit.
What Are The Exemptions to the Airbnb 90-Day Rule?
Some properties may qualify for exemptions based on their use. For example:
- Corporate or business lets may fall under different regulations.
- Special use cases approved by local councils.
To determine if your property qualifies, consult your local authority’s specific Airbnb rules.
Airbnb 90 day rule Outside London: Does it Apply?
Currently, the Airbnb 90-day rule applies only within Greater London. It was introduced to protect housing stock by limiting how many nights an entire home can be rented out without planning permission.
Outside London, there is no identical automatic 90-day cap, but other regions in the UK have introduced their own rules:
- Scotland
- Since 2022, all short-term let hosts must apply for a mandatory licence.
- From 2024/2025, every property needs this licence to operate legally, with stricter rules in cities like Edinburgh, where many planning applications are refused.
- Wales
- Holiday lets must be available for 252 days and actually let for at least 182 days per year to qualify for business rates.
- Properties that don’t meet this can face higher second home council tax premiums, which can reach up to 300% in some areas.
- Other English Cities
- While no city outside London currently enforces a blanket 90-day cap, some local councils (e.g., Manchester, Brighton, Bath) are considering tighter restrictions.
- A national short-term let register is expected in 2025, which will make enforcement across the UK easier and more consistent.
Breaking the rule in London still carries fines of up to £20,000, depending on the borough, underlining the importance of compliance.
Should I Work with a Property Manager to Help me Deal with the Airbnb 90 Day Rule?
Yes, you can! Navigating Airbnb 90-day rule may seem difficult, but with the right approach, it’s entirely possible to work within the regulations. Whether you apply for planning permission, switch to long-term rentals, or work with a property management company like KeySteward, you can continue to profit from your property legally. Be sure to explore your options and choose the best path for your rental goals.
For professional help managing your property and staying compliant, KeySteward offers expert property management services, ensuring a smooth and stress-free rental experience.
By understanding how to get around Airbnb 90-day rule while staying compliant, hosts can make informed decisions about short-term renting in London. Always check local Airbnb rules to avoid penalties and explore long-term options when necessary.
FAQs
Q1. Can you legally bypass the Airbnb 90-day rule in London?
No—you can’t legally bypass it. Once your entire-home listing (within Greater London) reaches 90 nights in a calendar year, all short-term booking platforms—including Airbnb—automatically block further bookings unless you have planning permission.
Q2. Does the rule apply to renting out just a private room?
No. The 90-day cap applies only to entire-home listings. Renting out a private room while you remain present is not restricted by this rule.
Q3. Can the rule be avoided by listing on multiple platforms?
No. The rule applies across all platforms. Even if you switch from Airbnb to Booking.com, the limit still holds and platforms may block bookings once the cumulative nights hit 90.
Q4. Is there an option to get planning permission to exceed the 90-day limit?
Yes—but approvals are rare. You can apply to your council for permission to exceed the cap, but boroughs like Camden and Tower Hamlets almost never grant it.
Q5. What legal strategies can hosts use to remain earning after reaching 90 nights?
Switch to mid- or long-term rentals, rent rooms instead of entire homes, partner with specialist property management companies for flexible strategies.
