A London short-let headline about rising listings is less useful than a clear compliance check. The familiar 90-night figure is a planning threshold with specific conditions; it is not a general permission to operate a holiday let, and the rules differ outside Greater London.
Count the nights correctly
The Mayor of London’s current guidance says a residential property may be used for short-term letting for up to 90 nights in a calendar year without planning permission, provided at least one person providing the accommodation is liable for Council Tax at the property. The year runs from 1 January to 31 December. The limit concerns the total short-term use, not a fresh allowance for every booking platform or each guest.
A short let generally means a stay of less than 90 consecutive nights. If the property is used for short stays beyond 90 nights in the calendar year, planning permission from the local borough is normally needed. A long-term letting for more than 90 nights at a time is treated differently under the City Hall guidance. Check with the borough’s planning team if the pattern of use or the property’s planning history is unusual.
Check more than planning
Planning permission is only one part of the decision. City Hall advises hosts to check whether they need consent from a landlord, freeholder, mortgage provider or insurer. A tenancy agreement, lease or mortgage terms may prohibit subletting or commercial short-stay use even where the planning threshold has not been exceeded. Confirm the position in writing before listing.
Also consider fire and general safety, guest access, noise, waste arrangements and the impact on neighbours. If a flat is leasehold, review the lease and building rules; a planning allowance does not cancel a private restriction. Keep booking calendars, platform statements and Council Tax information so the annual count and relevant conditions can be demonstrated if asked.
A practical pre-listing check
1. Confirm the property is in Greater London and identify the responsible borough. 2. Check the property’s planning status and any conditions. 3. Count all short-let nights used during the calendar year. 4. Confirm the Council Tax-liability condition in the official guidance. 5. Obtain any required landlord, freeholder, lender and insurer consent. 6. Keep dated records and contact the borough before exceeding the threshold.
The 90-night threshold is specific to London. Short-let licensing and planning systems differ elsewhere in the UK, including Scotland. This guide is general information, not planning, lease or legal advice.
Source: Greater London Authority, Guidance on short-term and holiday lets in London: https://www.london.gov.uk/programmes-strategies/housing-and-land/buying-and-owning-home/guidance-short-term-and-holiday-lets-london