London's 90-night rule and AI agents booking short lets
UKUpdated By Akkrev
Whole-home short lets in London are limited to 90 nights a year without planning permission. Why that matters when agents book across several platforms.
In Greater London, a whole home can be let for short stays for up to 90 nights a year without planning permission. Beyond that, the owner generally needs permission for a change of use. The rule comes from the Greater London Council (General Powers) Act 1973, relaxed by the Deregulation Act 2015.
This isn’t a legal guide. It’s about what the rule means when guests’ AI agents book London short lets.
How the rule works in practice
- It applies to whole-home short lets in the 32 London boroughs and the City.
- It generally doesn’t apply to hosted stays, where the host lives there during the stay.
- Stays of 90 or more consecutive nights are usually treated as residential tenancies.
- The 90 nights count across all platforms combined.
Airbnb automatically blocks London entire-home listings at 90 nights. Other platforms may not. Councils can take enforcement action, and fines can apply. See Haringey’s guidance as an example.
Where agents come in
An agent asked to “find an apartment in Shoreditch for five nights in August” will search several platforms and, sometimes, hosts’ own websites. It sees availability, not compliance. If a listing on one platform has hit 90 nights and another hasn’t, the agent may book the one still showing as open.
For hosts, that’s a risk. If calendars aren’t synced, or a host relies on one platform’s cap while listing elsewhere, an agent can find and book the gap faster than a person would. Agents check more sources more quickly. See ARI data and channel manager.
Serviced apartments and aparthotels
Purpose-built serviced apartments with the right planning use aren’t limited in the same way. They’re also a popular choice for agents booking London stays for business travellers. See serviced apartments for business travel.
Clear terms help guests
London short-let guests often ask agents about practical things: check-in, keys, cleaning fees, deposits, minimum stays. Hosts who state these clearly, and consistently across platforms, are easier for agents to book confidently. Fees should be included in the headline price under the UK’s drip pricing rules.
The bigger picture
Short-let rules are tightening in many cities. Scotland has a licensing scheme. See Scotland’s short-term let licensing. New York has a registration law. See New York’s short-term rental law. Wherever rules apply, accurate availability across every channel matters more when agents are booking.
What this means for AI recommendations
AI assistants sometimes mention the 90-night rule when recommending London short lets. Being clear about your licensing and minimum stays helps AI describe your property accurately.
How to check
If you host in London, check that every platform and your own site show the same availability. Then ask an agent: “Find a one-bedroom apartment in [your area] for [dates] and book it. Stop before paying.” See which platform it picks, and whether it found dates that should be blocked. Our free agent check can test your direct booking route.
Questions
What is the 90-night rule?
In Greater London, letting a whole home for short stays for more than 90 nights in a calendar year needs planning permission. It comes from the Deregulation Act 2015, which relaxed an earlier 1973 rule.
Does it apply to hosted stays?
Guidance generally says it doesn't apply when the host lives in the property during the stay. Check your borough's guidance.
Do platforms enforce it?
Airbnb blocks entire-home calendars at 90 nights in London. Other platforms may not, and the limit counts across all platforms combined.
Is this legal advice?
No. Check with your local borough planning department.