London has a 90-night annual limit on short lets in most cases. Beyond planning rules, gas safety, electrical and insurance obligations still apply. Here is what you need to know.
London's 90-Night Short Let Limit
Under the Deregulation Act 2015, London homeowners can let their property for short-term lets (less than 90 consecutive days per booking) for up to 90 nights per calendar year without planning permission. Exceeding this requires planning consent for a change of use from C3 (residential) to C1 (short-term lets).
Note: this applies to the primary residence of the host. Separate rules apply to properties that are not the owner's main home — these may require planning consent for any short letting.
Borough Variations
Some London boroughs have applied for exemptions from the 90-night rule or are applying stricter controls. Westminster and Kensington & Chelsea in particular have sought stricter powers. Always check current requirements with your specific borough.
Gas Safety Obligations
The Gas Safety (Installation and Use) Regulations 1998 apply to all "relevant premises" — which includes properties let for holiday or short-term use. A property used for any form of paid letting, including Airbnb, must have a current gas safety certificate (CP12). The certificate must be available for guests to inspect.
Electrical Safety
The Electrical Safety Standards Regulations 2020 apply to the private rented sector including short lets. An EICR is required every 5 years.
Insurance
Standard home insurance typically does not cover short-let use. Most major insurers will void a claim if they discover the property was being used for commercial short letting. Specialist short-let insurance (or a product like Airbnb's AirCover) is required. Read the policy carefully to understand what it does and does not cover.
HMO Considerations
If a property is simultaneously let to multiple unrelated short-term guests — for example a house with 3 bedrooms rented separately to different Airbnb guests — it may technically constitute an HMO and require HMO licensing. This is a grey area that some boroughs are actively pursuing.
Frequently asked questions
Do I need a gas safety certificate for my Airbnb property?
Yes — the Gas Safety Regulations apply to all properties let for money, including short lets. The CP12 must be current (within 12 months) and available for guests to inspect.
What happens if I exceed the 90-night limit in London?
Exceeding 90 nights without planning consent is a breach of planning law. Councils can issue enforcement notices requiring the use to cease and potentially requiring the property to be restored to permanent residential use.
Does Airbnb enforce the 90-night limit?
Airbnb has automatic limits on the number of nights bookable without planning consent for London listings. Hosts can override this but doing so is the host's legal responsibility.
Do I need a licence to let on Airbnb in London?
There is no specific Airbnb licence in London — the planning rules and the 90-night limit are the main regulatory constraint. However proposed short-let registration schemes under the Levelling-up and Regeneration Act may introduce a registration requirement in future.