The 90-Day Airbnb Rule and what it means to you

The 90-day rule in London restricts entire home rentals to 90 nights per year on platforms like Airbnb. Introduced in 2017, it restricts entire home rentals to a maximum of 90 nights per calendar year on platforms like Airbnb. Designed to help maintain housing availability and minimize neighborhood disruption, this rule enforces automatic booking limitations after the cap is reached. Here’s how it works and how Smarthost can help you maximize rental income while staying compliant.

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What is the Airbnb 90-day rule?

The 90-day rule originates from the Deregulation Act 2015, aimed at making it easier for homeowners to participate in short-term letting. Without the rule, properties rented for over 90 nights would require planning permission, a process considered time-consuming and restrictive for Airbnb hosts. The rule caps short-term rentals in Greater London to 90 days per year for entire homes, allowing the property to be rented out without additional permissions.

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What happens when the 90-day limit has been reached? 

Once the 90-day limit is reached, Airbnb and other platforms automatically block further short-term bookings for the rest of the calendar year. Notably, this rule does not apply to individual room rentals within shared homes or to rentals outside Greater London. It also doesn’t restrict longer-term rentals that last beyond 90 consecutive days, making mid-term lets an option for hosts to continue earning income legally.

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What if I have permission to rent my property for longer than 90 days? 

If you have permission to host beyond the 90-day limit, you are able to request that Airbnb do not apply the 90-day rule to your property and they will remove the limit accordingly. 

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In which cities does the Airbnb 90-day rule apply?

The 90-day Airbnb rule applies to all ‘entire home’ listings in Greater London. No other cities currently have such a limit in place however, there are ongoing discussions of extending the rule to other major cities. Landlords with properties in other areas would benefit from reading Airbnb’s advice on responsible hosting in order to keep up with any future developments. 

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Why does London 90-day rule exist?

Several motivations led to the implementation of the 90-day rule:

1. Housing Availability: London's housing shortage has driven a need to keep more properties available for long-term residents. The 90-day restriction aims to curb the loss of rental homes to short-term lettings.
2. Community Stability: To reduce disruptions caused by transient rentals, such as noise or frequent guest turnovers, the rule limits the impact on local communities.
3. Simplified Compliance for Hosts: For property owners, the 90-day rule eliminates the need for complicated planning permission, making it easier to legally rent out their homes on a short-term basis.

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Staying compliant as a host.

Careful planning is key to maximising your rental income while staying within the 90-day limit. Knowing when and how to allocate your rental days can make all the difference.

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Effective day-tracking tips:

• Use Airbnb’s tools: Use the calendar feature to track your booked nights.
• Adjust your booking preferences: As you get closer to the limit, focus on high-value or longer stays to make the most of the nights you have left.

Although it's possible to request council approval to go beyond London 90-day rule, approvals are rarely granted due to strict planning regulations. It’s better to focus on strategies that maximize income while staying within the rules.

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How Is the 90-Day Rule Enforced?

Airbnb automatically blocks further short-term bookings after 90 days. However, this doesn’t apply to shared home rentals, properties outside London, or stays over 90 consecutive days. Smarthost helps hosts understand these exceptions and adapt their strategies accordingly, making it easier to navigate the 90-day rule while maximising rental returns.

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How to get around Airbnb 90-day rule?

Smarthost offers full compliance support for the 90-day rule Airbnb London, optimising income through:

1. Short-term rentals during peak seasons: Focus on renting out the property during high-demand periods, such as holidays or summer months, when prices are higher. This maximises revenue within the 90-day limit.
2. Mid-term rentals in off-peak times: Once the 90-day cap is reached, switch to longer stays (over 90 days) with corporate tenants, international students, or professionals on temporary assignments.
3. Multi-platform marketing: Listing properties on sites like Booking.com, Zoopla and others.

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Advantages and limitations of London 90-day rule

Pros:

• Simplifies vacation rental: Allows up to 90 nights without planning permissions, making it easier for homeowners to comply with regulations.
• Supports community: Limits frequent rental turnover.
• Promotes responsible tourism: Ensures a balanced approach to short-term letting, benefiting hosts and permanent residents.

Cons:

• Limits revenue potential: For hosts with high-demand properties, the 90-day restriction can limit potential income during peak seasons.
• Challenges flexibility: Homeowners who want to rent more frequently must explore other rental types or obtain rare planning approvals.‍
• Possibility of penalties: Hosts exceeding the 90-day cap may face fines or platform penalties.

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What Smarthost thinks…

Although the Airbnb 90-day rule can be restrictive it can bring many benefits to both landlords and tenants. 

Many homeowners tend to be away from their homes longer than 90 days however, they are unable to advertise their property as a long term let as they need to come and go regularly, or they are unable to commit for a set period of time (eg. they are waiting for their property to sell). This is where flexible, short lets can help.

Our London based team of professionals offer landlords the complete package from getting your property guest ready to creating a standout listing, arranging housekeeping and maintenance, sourcing tenants, managing bookings and anything in between. We also guarantee a high-quality service, giving you that extra peace of mind. 

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How can Smarthost help you manage the Airbnb 90-day rule?

As experts in our field, Smarthost recognises the importance of complying with regulations in each and every city that we operate in, including London. We take your London based rental property and promote it across a multitude of short let platforms in order to maximise your rental income and successfully manage the 90-day rule . 

We work with a number of trusted partners to list and advertise your property including Airbnb, Booking.com, VRBO, Expedia, Rightmove and more. By doing this we can help you to maximise earnings and enable the property to be filled quickly. 

We also help landlords, with the relevant permissions in place, to rent out homes on a longer term basis, should they wish to do so. 

We understand that each and every property has its own unique characteristics, which is why we use an individual approach to manage and advertise each and every one of our short let properties. 

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How can I avoid or bypass the 90-day Airbnb rule?

How to get around the Airbnb 90-day rule? There is no way to avoid or bypass the 90-day Airbnb rule. By using Smarthost to rent out your property, you have access to  listing on multiple platforms. These will give you ample opportunity to secure higher earnings in peak seasons and fill any longer periods of availability with corporate or longer term bookings - all within the 90-day rule. 

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Essential Q&A for Hosts

Q: Can first-time hosts comply with the 90-day rule?
Yes, Smarthost provides full management support, guiding newcomers through every step of the rental process to ensure compliance.

Q: Are there exemptions to the 90-day rule?
The rule does not apply to individual room rentals within shared homes, properties outside Greater London, or leases longer than 90 days.

Q: How can Smarthost assist new hosts?

Smarthost guides new hosts through the process, ensuring compliance with Airbnb regulations.

Q: What options are available after reaching the 90-day limit?
Switching to mid-term rentals or listing on other rental platforms can help continue generating income while staying compliant. Smarthost's flexible strategies ensure hosts can remain profitable throughout the year.

Why partner with Smarthost for Airbnb property management?

With deep expertise in London's rental market, Smarthost helps homeowners navigate the 90-day rule with ease. Our services extend beyond compliance, seamlessly managing guest experiences and marketing properties on multiple channels. By strategically balancing short-term and mid-term rentals, we enable hosts to maximize earnings while adhering to regulations, ensuring a profitable and worry-free hosting experience.

Discover how Smarthost makes hosting hassle-free!

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**Disclaimer: This article is designed to provide a general overview of key topics related to home sharing. It shouldn't be regarded as definitive advice. For specifics on local regulations, it's best to consult official authority websites or get professional advice.**