London 90-night rule counter for short-term lets

In Greater London you can let a whole home short-term for up to 90 nights per calendar year without planning permission. Add your bookings from every platform below to see how many nights you have left. Your bookings stay on this device only.

How the counter works

• It counts the nights of each stay that fall in the year you choose. A stay over New Year is split across the two years.
• Stays of 90 nights or more are shown but not counted, in line with how Airbnb applies the rule. Check with your borough if you rely on this.
• Add bookings from every platform and direct bookings. The law counts all nights at the property, so Airbnb's own counter can show fewer nights than you have really used.

The rule in brief

• Applies to residential premises in Greater London (all 32 boroughs and the City of London). In force since 26 May 2015.
• Two conditions: no more than 90 nights in the calendar year in total, and the person providing the accommodation is liable for council tax on the property for each night.
• A borough or the Secretary of State can switch the exception off for specific properties or areas.
• Above 90 nights you need planning permission from your borough. Airbnb blocks further short-term bookings on entire-home listings once 90 nights are booked, unless you claim an exemption.
• England has no short-let licence or registration scheme in force. See England rules.
• Buying a London property to let? Check the 90-night limit, lease, lender consent and insurance first with our buyer due-diligence checker for Greater London.

Common questions

What is the London 90-night rule?

In Greater London, using a home as temporary sleeping accommodation is normally a material change of use that needs planning permission. Since 26 May 2015 there is an exception: no planning permission is needed if the total nights of that use in a calendar year do not exceed 90, and the person providing the accommodation is liable for council tax on the property.

Does the 90-night limit reset each year?

Yes. The law counts nights in the same calendar year, so the count runs from 1 January to 31 December.

Do nights on different platforms count together?

Yes. The law counts every night the premises are used as temporary sleeping accommodation in the calendar year, whoever provided it, so nights booked through Airbnb, Booking.com, Vrbo or directly all add up. Platform counters only see their own bookings.

Does it apply if I let a room in my home?

Airbnb applies its automatic 90-night cap to entire-home listings in Greater London. If you are only letting part of your home while you live there, check with your borough planning team.

Do long stays count towards the 90 nights?

Airbnb says reservations of 90 days or more are not short-term stays under the 2015 Deregulation Act and do not count towards its London limit.

What if I want to let for more than 90 nights?

You would need planning permission from your borough. Airbnb lets hosts with permission claim an exemption in the listing's Regulations tab, which removes its automatic cap.

Can a borough switch the 90-night exception off?

Yes. A borough (with the Secretary of State's consent) or the Secretary of State can direct that the exception does not apply to particular premises or areas, if needed to protect local amenity.

Related: Greater London council page · UK visitor levy map · Changes log · Buying a holiday let? Due-diligence checker

Official sources

• Deregulation Act 2015, s.44 (inserts s.25A and s.25B into the Greater London Council (General Powers) Act 1973)
• Airbnb: responsible hosting in the UK (London 90-night rule)
• Airbnb: London 90-night limit explained
• Airbnb: night limits FAQ (how nights are counted)

Not legal or planning advice. Checked 2026-10-29. Your borough planning team has the final say.