Airbnb 90-Day Rule: London Hosts’ Guide to Compliance

London’s short-term rental market is booming, but strict regulations like Airbnb’s 90-day rule can make or break your hosting business. Since 2017, the Greater London Authority has capped Airbnb-style rentals at 90 days per year without planning permission, aiming to preserve long-term housing.

For hosts, this rule demands strategic planning to avoid fines of up to £20,000 and stay profitable. In this guide, you’ll learn how to comply with the Airbnb 90-day rule, apply for extended permits, and optimize your rental strategy, all while keeping your income flowing.

What Is the Airbnb 90-Day Rule in London?

The Airbnb 90-day rule limits hosts to renting their entire property for short-term stays (under 90 consecutive nights) to a maximum of 90 days per calendar year. Key details:

• Purpose: Prevent housing shortages by discouraging full-time short-term rentals.
• Who it affects: Entire-home rentals in Greater London. Rooms in your primary residence are exempt.
• Enforcement: Airbnb automatically blocks bookings once you hit 90 days.

⚠️ Note: The rule applies even if you list on multiple platforms (e.g., Vrbo, Booking.com). Total annual short-term rentals across all platforms must stay under 90 days.

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How the 90-Day Rule Impacts London Hosts

1. Automatic Calendar Blocking

Airbnb enforces the rule by locking your calendar after 90 days of booked stays. To continue hosting:

• Apply for a “planning permission” from your local council (cost: £462–£3,600).
• Switch to mid-term rentals (28+ days), which are exempt from the limit.

2. Penalties for Non-Compliance

• Fines: Up to £20,000 for repeated violations.
• Listing removal: Airbnb may delist properties that breach the rule.
• Legal risks: Councils can issue enforcement notices or prosecute.

3 Steps to Legally Bypass the Airbnb 90-Day Rule

1. Apply for Planning Permission

• Eligibility: Prove your property isn’t a primary residence and won’t disrupt the community.
• Process:
  1. Submit an application to your local council (8–12 weeks for approval).
  2. Pay fees: £462 (retrospective) to £3,600 (new builds).
  3. Await inspection and public consultation.
• Success rate: Higher for properties in commercial zones or mixed-use buildings.

2. Switch to Mid-Term Rentals (28+ Days)

• Benefits:
  • Exempt from the 90-day limit.
  • Attract digital nomads or relocating professionals.
• Optimize listings: Highlight monthly discounts, workspace setups, and laundry facilities.

3. List Sparingly Across Multiple Platforms

• Spread bookings evenly to stay under the radar.
• Use channel managers to sync calendars and avoid double bookings.

Maximizing Profit Within the 90-Day Limit

1. Optimize Pricing for High-Demand Periods

• Use dynamic pricing tools to charge premium rates during:
  • Summer (June–August).
  • Major events (London Fashion Week, Wimbledon).
  • Holiday weekends (Christmas, New Year).

2. Target Longer Stays

• Example: A 14-night stay generates 2x the revenue of seven 2-night bookings with fewer turnovers.
• Offer discounts for 7+ nights to attract families or business travelers.

3. Reduce Vacancy Periods with Smart Automation

• Automated check-in/out: Use tools like Chekin to streamline guest transitions.
• Pre-stay messaging: Send booking confirmations, check-in codes, and local guides instantly.

Tools to Simplify Compliance

1. Chekin’s Legal Compliance Suite

• Automated guest registration: Collect passport/ID details and submit them to local authorities.
• Tourist tax management: Calculate and remit taxes automatically.

2. PriceLabs’ Dynamic Pricing

• Adjust rates to maximize revenue during high-demand windows.

Conclusion

London’s Airbnb 90-day rule isn’t a roadblock, it’s a challenge to work smarter. By securing permits, targeting longer stays, and automating compliance with tools like Chekin, you can stay profitable while avoiding fines.

Adaptability is key: refine your pricing, leverage tech, and always keep the 90-day counter in check. Ready to thrive within the rules? London’s rental market awaits.

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