Why the 90-Day Rule Still Confuses Landlords
More than any other regulation, the 90-day rule creates uncertainty for London landlords. It appears simple on paper but raises complex questions about:
- Enforcement processes
- Planning permission exemptions
- Allowable guest types
- Legal ways to maximise earnings
Most agencies explain it poorly or avoid it entirely. This guide delivers clarity so you can operate confidently in 2026.
The 90-Day Rule – Plain English
The Core Rule
Most residential properties in Greater London can be short-let for up to 90 nights per calendar year without planning permission.
90 Nights Means:
- January 1 – December 31 tracking
- Nights count individually (not stays)
- Resets January 1 annually
Applies To:
- Houses
- Flats
- Owner-occupied homes
- Most residential properties
Properties EXEMPT from 90-Day Rule
| Type | Description |
|---|---|
| C1/C3 Planning | Short-let/hotel permission |
| Purpose-Built | Serviced apartments |
| Whole Building | Collective approval |
2026 Enforcement Reality
- Airbnb auto-blocks at 90 nights
- Council data-sharing with platforms
- £5K-£20K fines per breach
- Permanent listing restrictions
90 Nights Can Beat Full-Year Long-Let
| Short-Let (90 Nights) | Long-Let (365 Nights) | |
|---|---|---|
| Revenue | £12K-£28K | £18K-£28K |
| Flexibility | High | Low |
Checkinly 90-Day Strategy
- Peak period calendar planning
- PriceLabs + manual pricing
- Clear guest communication
- Property condition protection
Operate Confidently in 2026
The 90-day rule rewards strategic landlords who plan peak periods, price intelligently, and maintain premium presentation. Compliance becomes your competitive advantage.
London landlords using just 90 nights strategically often outperform full-year long-let returns.
Discover your property’s 90-day earning potential:
