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:
- Submit an application to your local council (8–12 weeks for approval).
- Pay fees: £462 (retrospective) to £3,600 (new builds).
- 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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