Airbnb Letting Rules in London
- Neil Smith
- Aug 6
- 4 min read
What Landlords Must Know in 2025 (and a Better, Risk-Free Way Forward)
Letting your London property on Airbnb or similar platforms can sound like an easy win - but before you take the plunge, it’s vital to know the legal rules, the risks, and the potential pitfalls, especially within Greater London (inside the M25). Here’s what every landlord needs to know - and how you can protect your income and avoid hassle with the right support.
1. The 90-Day Rule:
What Does It Mean for You?
Since 2017, all short lets in Greater London have been subject to the ‘90-day rule’:
You can only let your property as a short let for a maximum of 90 nights per calendar year.
This law applies whether you use Airbnb, Booking.com, Vrbo, or any other platform.
It covers all 32 London boroughs and the City of London - every postcode inside the M25.
Exceeding 90 nights per year without planning permission for ‘change of use’ (from residential to short-term letting) is illegal and could result in enforcement action.
Airbnb enforces this automatically by blocking bookings once you hit 90 nights. Other platforms may not, but the law still applies.
2. Which London Areas Are Covered?
If your property’s postcode falls within the M25, these rules apply to you.
Here’s a list of all the affected London boroughs and key postcodes:
Barking and Dagenham (IG11, RM8–RM10)
Barnet (EN4–EN5, N2, N3, N11–N12, N20, NW2–NW4, NW7–NW9, HA8)
Bexley (DA5–DA8, DA14–DA18, SE2, SE9, SE28)
Brent (NW2, NW6, NW9–NW10, HA0, HA3, HA9)
Bromley (BR1–BR8, SE9, SE12, SE20, SE26)
Camden (NW1, NW3, NW5, WC1, WC2)
City of London (EC1–EC4)
Croydon (CR0–CR9, SE19, SE25, SE20)
Ealing (UB1–UB6, W3, W5, W7, W13, W14)
Enfield (EN1–EN3, N9, N11, N13, N14, N18, N21)
Greenwich (SE2, SE3, SE7–SE10, SE12, SE18, SE28)
Hackney (E2, E5, E8, E9, N1, N16)
Hammersmith & Fulham (SW6, W6, W12, W14)
Haringey (N2, N4, N6, N8, N10, N15, N17, N22)
Harrow (HA1–HA5, HA7, HA8)
Havering (RM1–RM3, RM5–RM7, RM11, RM12, RM13, RM14, RM15)
Hillingdon (UB3–UB11, UB7–UB10, HA4, HA5, HA6)
Hounslow (TW3–TW8, TW13–TW14, TW5, W4)
Islington (N1, N5, N7, N19, EC1, WC1)
Kensington & Chelsea (SW1, SW3, SW5, SW7, W8, W10, W11, W14)
Kingston upon Thames (KT1–KT3, KT5–KT6, SW15, SW20)
Lambeth (SW2, SW4, SW8–SW9, SW12, SW16, SE1, SE11, SE19, SE21, SE24, SE27)
Lewisham (SE3, SE4, SE6, SE8, SE12–SE14, SE16, SE23, SE26)
Merton (SW19, SW20, CR4)
Newham (E6, E7, E12–E16)
Redbridge (E11, IG1–IG8)
Richmond upon Thames (SW13, SW14, SW15, TW1, TW9–TW12)
Southwark (SE1, SE5, SE8, SE11, SE15–SE17, SE21, SE22, SE24)
Sutton (SM1–SM7)
Tower Hamlets (E1, E2, E3, E14, E16)
Waltham Forest (E4, E10, E11, E17, IG8)
Wandsworth (SW4, SW8, SW11–SW12, SW15–SW18, SW19, SW20)
Westminster (SW1, W1, W2, W8, W9, W10, WC1, WC2, NW1, NW8)
3. The Risks: What Happens If You Break the Rules?
Enforcement: Councils have dedicated teams and use technology to track short lets. Exceeding 90 nights can trigger enforcement notices.
Fines: You could face penalties of up to £20,000 per offence if you let illegally.
Planning Permission: Applying for “change of use” to short-term letting is possible, but rarely approved in residential areas, and costs around £400–£600.
Insurance Issues: Most standard landlord insurance policies do not cover short lets. Claims may be refused if you break planning laws.
Lease Restrictions: Many leases (especially flats and new builds) strictly prohibit short letting, risking legal action by your freeholder or management company.
Neighbour Complaints: Short lets can attract unwanted attention and complaints, further increasing risk.
4. Alternative Platforms: Can You Get Around the Law?
No - the law applies regardless of which platform you use. Even if you list on Booking.com, Vrbo, or create your own website, you’re still limited to 90 short-let nights per year across all platforms combined.
5. What Should London Landlords Do Instead?
The short-let market may look lucrative, but the risks and legal headaches often outweigh the benefits. There are better ways to earn a strong, stable income from your property - without fines, legal stress, or void periods.
Consider these trusted, fully legal alternatives with Cotton Estates:
A. Guaranteed Rent
Cotton Estates becomes your tenant, paying you a fixed, agreed monthly rent—even if the property is empty or tenants fall behind.
We handle all tenant management, voids, compliance, and day-to-day issues.
You enjoy peace of mind, predictable income, and zero hassle.
B. Fully Managed Service
We market your property, find quality tenants, handle contracts, collect rent, manage maintenance, and ensure full compliance.
You get the benefits of expert management, tenant support, and a dedicated landlord-first service.
C. Tenant Finder Only
Prefer to manage things yourself? We’ll find and reference quality tenants for you, ensure all legal paperwork is sorted, and hand the property back to you to manage directly.
6. Your Checklist for a Safe, Profitable Let
Always check your lease and insurance before letting.
Don’t risk fines by exceeding 90 short-let nights.
For hassle-free, year-round income, consider guaranteed rent or full management.
Get professional support for compliance, tenant selection, and peace of mind.
Why Choose Cotton Estates?
Cotton Estates is a landlord-first, boutique agency specialising in straightforward, stress-free letting solutions across London. We protect your income, safeguard your property, and support you at every step.
Personalised service
Guaranteed income options
Expert tenant vetting
Ongoing legal compliance and support
Ready for risk-free, steady income? Book a call with Cotton Estates today: https://www.cottonestates.co.uk/book-online
Or call: 0204 591 2502Or email: info@cottonestates.co.uk
This article is for general guidance only. For tailored advice, speak to our letting experts - let’s find the right solution for your London property.
Talk to the Experts
Thinking of selling your property this year? Whether you have a tenant in place or are planning your next steps, Cotton Estates can help.
We’re a boutique, landlord-first agency — helping you maximise profit, stay compliant, and avoid stress. Selling or letting, we've got you covered.
Speak to Neil Today
📞 Call: 0204 591 2502 / Whatsapp +44 7457 406314
📩 Email: info@cottonestates.co.uk
Comments