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United Kingdom
Is short-term letting legal in London?
Short-term letting is legal in Greater London, but entire-home lets of fewer than 90 nights per calendar year are capped: letting a whole residential property for more than 90 nights in a year is treated as a material change of use and requires planning permission from the local council.
Who the rules apply to
The 90-night limit applies to entire-home short lets of residential dwellings in the 32 London boroughs and the City of London. Letting a room while you remain in residence is treated differently, as are purpose-built aparthotels and properties already consented for visitor accommodation. Leasehold terms, mortgage conditions and building rules can restrict letting further, regardless of planning law.
What you must do to comply in London
- 01Check your lease, freeholder rules, mortgage terms and buildings insurance before listing — these commonly prohibit short lets independently of planning rules.
- 02Track nights let across the calendar year for the whole property, not per booking platform, so the 90-night count is accurate.
- 03Apply to the borough for planning permission if you intend to exceed 90 nights, or restructure to longer stays that fall outside short-let rules.
- 04Register with the relevant national or local scheme where one applies to your property, and keep the reference visible on your listings.
- 05Meet safety obligations: gas safety checks, electrical safety, smoke and carbon monoxide alarms, fire risk assessment and adequate insurance.
- 06Declare rental income to HMRC and check whether business rates rather than council tax apply.
Penalties for non-compliance
Exceeding the 90-night limit without planning permission can trigger council enforcement action, including enforcement notices and fines. Breaching a lease can lead to forfeiture proceedings by the freeholder. Safety failures carry separate and substantially heavier penalties.
Official sources
Not legal advice
This page is general information for property owners, not legal or tax advice. Short-term rental rules change frequently and vary by building, lease and district. Verify the current position with the official authority or a qualified local adviser before you list, and treat the review date above as the point at which this summary was last checked.
Guides for London
How each part of short-term rental management works in London, written for owners deciding what to hand over.
Rules in other markets
Let us handle compliance in London
We run licensing, guest registration and reporting as part of management, so the paperwork does not sit with you.