The 90-Day Rule in London, Explained

What the rule actually says

The Deregulation Act 2015 allows a residential property in Greater London to be used for short-term letting — stays of under 90 consecutive nights — for up to 90 nights in a calendar year. Go past that and the use is treated as a material change of use, which needs planning permission from the borough. The allowance resets on 1 January.

Two conditions sit alongside it: the person letting the property must be liable for council tax on it, and the property must be in Greater London. Outside London the 90-night limit does not apply at all.

Why so many owners get it wrong

The 90 nights only count short-term use. A booking of 90 consecutive nights or more is a residential letting, not a short let, so it sits outside the allowance entirely. That single distinction is what separates a property that stalls in March from one that is earning in December.

Leases and freeholder rules matter just as much as planning. Many London blocks restrict lettings under six months regardless of what the Act allows. We check the lease, the building rules and the borough's position before a property ever goes live.

How Dewan Residences keeps London properties compliant

We have spent years placing corporate, relocation, contractor and insurance guests. Those guests want months, not weekends. That is what makes a compliant London calendar work:

• · Longer stays first. We build the year around 90-night-plus corporate and relocation bookings, which fall outside the short-let allowance.
• · Night tracking. Every short stay is logged against the calendar year so the 90-night allowance is never breached by accident.
• · Lease and borough checks. Done before marketing, in writing, and we will tell you honestly if a managed let will not work for your property.
• · Vetted guests only. ID, company reference, purpose of stay and a card on file. No parties, no events — the things that trigger complaints and enforcement.
• · Guaranteed rent option. On Kensington and Chelsea units that meet our criteria we pay a fixed monthly rent regardless of occupancy, so regulation risk sits with us.

Penalties worth avoiding

London boroughs can serve enforcement notices and fines of up to £20,000 per offence for unauthorised change of use, and platforms cap London listings automatically once 90 nights are reached. Compliance is not optional — it is simply cheaper to get right from day one.

Common questions

What is the 90-day rule in London?

Under the Deregulation Act 2015, a London residential property can be used for short-term letting (stays under 90 consecutive nights) for a maximum of 90 nights in a calendar year without planning permission for change of use. Beyond that you need permission from the local authority.

Does the 90-day rule apply outside London?

No. The 90-night limit is specific to Greater London. Other parts of the UK have their own licensing and planning rules, which is why we manage properties nationwide on a case-by-case basis.

Do longer stays count towards the 90 nights?

Bookings of 90 consecutive nights or more are treated as a residential letting rather than short-term use, so they fall outside the 90-night short-let allowance. This is the core of a compliant London strategy.

What are the penalties for breaching it?

London boroughs can issue enforcement notices and fines of up to £20,000 per offence for unauthorised change of use. Booking platforms also cap London listings automatically.

How does Dewan Residences stay compliant?

We build each London property's calendar around longer corporate, relocation and contractor stays, track short-let nights per calendar year, check the lease and any building rules first, and advise on planning permission where a property genuinely warrants it.