Local Airbnb rules2026 46 sources cited

Is Airbnb Legal in London? 2026 Rules, Permits & Taxes

Q: Is Airbnb legal in London?

Yes, without a permit, for up to 90 nights per calendar year, provided you are liable for council tax on the home. Beyond 90 nights you need planning permission from your borough.

Q: What is the 90-day rule for Airbnb in London?

Section 25A of the Greater London Council (General Powers) Act 1973, inserted by the Deregulation Act 2015, says using residential premises as temporary sleeping accommodation is not a change of use if total nights in the calendar year do not exceed 90. Nights from all earlier uses of the same premises that year count towards the 90.

Q: Do I need planning permission to Airbnb my flat in London?

Not for up to 90 nights a year if you pay the council tax on it. Beyond that, using the flat as temporary sleeping accommodation is a material change of use and needs planning permission from your borough.

Q: Can I Airbnb my leasehold flat or apartment in London?

Only if your lease allows it: government guidance says many leases require permission to sublet on short-term lettings such as Airbnb, so you may need your freeholder's consent. London councils also say you must get permission from your mortgage lender if you have one, and the 90-night cap and council tax condition still apply.

Q: Can tenants Airbnb in London?

Only with your landlord's consent. Westminster lists the landlord among those a tenant may need to ask, and for an assured periodic tenancy the Housing Act 1988 implies a term against sub-letting or parting with possession without consent; the 90-night cap still applies.

Q: What happens if I Airbnb in London without planning permission?

Your borough council can issue a planning enforcement notice, and failing to comply with it is a criminal offence punishable by a fine, which is unlimited on summary conviction. Airbnb also blocks entire-home bookings at 90 nights unless you have permission to host more.

Q: How does the council know if I go over 90 nights in London?

London Councils says enforcement is often reactive and reliant on residents' complaints, and Westminster says it visits reported properties repeatedly to gather evidence. The national register is meant to give councils the information to identify short-term lets, but it is not yet in force.

Q: How are the 90 nights counted across Airbnb and other platforms?

The law counts every night the property is used as temporary sleeping accommodation in the calendar year, whichever platform or direct booking it came from, and it does not matter whether earlier guests were the same people. Airbnb's counter tracks nights booked through your Airbnb listing, so keep your own running total if you also list elsewhere.

Q: Can I mix 90 short nights with longer lets in London?

The cap only counts stays by the same person of fewer than 90 consecutive nights, so a stay of 90 or more consecutive nights is not counted. A stay of 30 or 60 nights still counts, and the council tax condition applies to every counted night; confirm your position with your borough.

Q: Do I need to register my Airbnb in London?

Not yet. England's mandatory short-term let register has a legal basis but is not in force; on 3 September 2026 the Culture Secretary said it would be 'up and running in full by March', and GOV.UK guidance updated on 2 October 2026 expects it to begin in March 2027.

Yes, without a permit, for up to 90 nights a year in London under section 25A of the Greater London Council (General Powers) Act 1973; above 90 nights a borough council's planning permission is required.^{1,10,11,45,46}

Source: AirROI Reviewed by Jun Zhou, Founder @ AirROI Rules checked October 18, 2026

From 44 official sources and 2 Airbnb help pages. Not legal advice.

The short answer

London Airbnb Rules in Brief

Anyone liable for council tax on a home in Greater London can host it short-term; there is no London host licence or registration.
No permit or fee up to 90 nights; beyond that you need change-of-use planning permission, and Airbnb blocks entire-home bookings at 90 nights.
The cap is 90 nights per calendar year per property, counted across all platforms; stays of under 90 consecutive nights count towards it.
No tourist tax today; VAT applies only above £90,000 turnover. England's short-term let register and a London visitor levy are not yet in force.

Browse the live London Airbnb market Search by revenue, occupancy and neighborhood on an interactive map See Every London Listing

Revenue, occupancy and nightly rates are in the London Airbnb market report .

At a glance

London Airbnb Rules at a Glance

Permit: Not required
Taxes on a stay: No tourist tax
Yearly night cap: 90 nights
Entire homes booked 90+ nights: 48%
Active Airbnb listings: 29,100
Latest rule change: Oct 2, 2026

The rules in brief

The rules a London host meets first, each linked to the ordinance, statute or official page it comes from. Details and exceptions follow below.

London Airbnb Rules at a Glance
Topic	Rule
Permit	England's short-term let registration scheme is not yet in force^5,13,18
Who can host	The host must be liable for council tax^1,2,10,11
Where	Above 90 nights you need planning permission for a change of use^1,10,11
Building rules	Leaseholders: check the lease and get freeholder permission if it requires it^11,34
Night cap	90 nights per calendar year without planning permission^1,2,15
Platforms	Airbnb automatically caps entire-home listings in Greater London at 90 nights^1,45,46
Safety	Fire safety: the Fire Safety Order applies; the Home Office guide is guidance^13,31,43
Insurance	Insurance suited to short-term letting^11,13,46

Your home

Can You Host an Airbnb in London? It Depends on the Home

Whether you can host in London turns on whose home it is and whether you live there.

The home you live in, let whole while you are away

Allowed with conditions

Allowed without planning permission for up to 90 nights per calendar year, counted across all bookings and platforms, and only for nights when you are liable for council tax on the home. Beyond 90 nights you need planning permission from your borough, and Airbnb blocks the entire-home listing at 90 nights unless you have it.^1,10,11,46

A room in the home you live in, with you present

Allowed with conditions

Section 25A covers 'residential premises' used as temporary sleeping accommodation; the law and borough guidance don't separately address a room let while you are at home, and Airbnb's automatic 90-night block applies only to entire-home listings. Check with your borough, and lease, mortgage, landlord and insurance permissions still apply.^10,11,45

A second home or investment property

Allowed with conditions

Up to 90 nights a year without planning permission, only for nights when the person providing the accommodation is liable for council tax on it (Westminster also lists a managing agent acting for an owner who pays the council tax). Beyond 90 nights you need change-of-use planning permission, and local plan policies such as the City of London's resist the loss of permanent housing to short-term lets.^1,10,11

A home you rent as a tenant

Allowed with conditions

Only with your landlord's consent, plus the 90-night cap and council tax condition (a tenant who pays the council tax can meet it). For an assured periodic tenancy the Housing Act 1988 implies a term against sub-letting or parting with possession without the landlord's consent, and a written tenancy may forbid it outright.^7,11,12

A leasehold flat in a block (freeholder, management company or landlord-controlled building)

Allowed with conditions

Check the lease first: government guidance says many leases require permission to sublet on short-term lettings such as Airbnb, and Westminster says the lease must not expressly forbid subletting. You may also need the freeholder's consent and, if you have a mortgage, your lender's permission, on top of the 90-night cap and council tax condition.^11,34,35

Permit

Do You Need a Permit for Airbnb in London?

No. Nobody needs a permit, licence or registration to let a residential home for up to 90 nights in a calendar year where they are liable for council tax. Anyone wanting to exceed 90 nights, or who is not the council tax payer, needs planning permission for a change of use from their borough. England's national short-term let register is not yet in force, so nothing needs registering.^{1,10,11,45,46}

Issued by: London borough council (local planning authority), for planning permission above 90 nights
On listings: No number needed on listings
Platform checks: Airbnb lets a host with permission beyond 90 nights claim an exemption in the listing's Regulations tab.

Who qualifies

The premises are residential premises in Greater London
For every counted night, the host (or at least one of the hosts) is liable for council tax on the premises
Total nights of temporary sleeping accommodation use of the premises in the calendar year do not exceed 90
Lease, mortgage, landlord and insurance permissions are separate and may also be needed

How to apply

Count nights per calendar year across all bookings and platforms for the property
To go beyond 90 nights, contact your borough's planning team, who advise whether a change-of-use application is likely to be approved
Submit the change-of-use planning application to the borough (borough policies often resist loss of housing to short-term lets)
Once permission is granted, tell Airbnb via the listing's Regulations tab so the 90-night limit is lifted

Permit rules

Airbnb automatically caps entire-home listings in Greater London at 90 nights: Airbnb says its systems automatically stop entire-home listings in Greater London taking bookings beyond 90 nights per calendar year, unless the host certifies they have permission to host more (for example planning permission), which is done through the listing's Regulations tab. The legal 90-night limit is per property across all bookings, not per platform.^1,45,46 Applies to: Entire-home listings on Airbnb in Greater London · In force since 2017
England's short-term let registration scheme is not yet in force: GOV.UK still labels the national registration scheme for short-term lets in England 'not yet in force'. No London-specific host licence or registration exists today, so nothing needs registering with the borough or the government to host up to 90 nights.^5,13,18

Who can host

Who Can Host an Airbnb in London, and Where

The host must be liable for council tax: The 90-night exception only applies for a night if the person who provided the accommodation was liable for council tax on the premises (or, where several people provided it, at least one of them was). People who are liable but receive a council tax discount still qualify. If this condition is not met, the use is a material change of use from the first night and needs planning permission.^1,2,10,11 Applies to: Hosts, including owners and tenants who are the council tax payer · In force since May 26, 2015
Properties on the business rates list: check the council-tax condition: Council tax is payable only on dwellings, and a property shown in a non-domestic rating list is not a dwelling (Local Government Finance Act 1992 s.3). The 90-night exception requires the host to be liable for council tax, so a host whose property has moved onto business rates under the 140/70 test should confirm with their borough that the exception still applies.^1,9,22 Applies to: Hosts whose property is on the business rates list
Above 90 nights you need planning permission for a change of use: If the 90-night or council-tax condition is not met, using a residential home as temporary sleeping accommodation is a material change of use that needs planning permission from the borough. The City of London says its local plan policies resist the loss of permanent housing to short-term lets, so permission is not assured.^1,10,11 In force since May 26, 2015
Boroughs can switch the 90-night exception off for specific premises or areas: A local planning authority (with the Secretary of State's consent) or the Secretary of State can direct that the 90-night exception does not apply to particular premises or to a particular area, but only where necessary to protect local amenity. The rules can therefore differ by building or area where such a direction exists, so ask your borough whether one covers your property.^1,2 Applies to: Premises or areas named in a section 25B direction · In force since May 26, 2015
Leaseholders: check the lease and get freeholder permission if it requires it: Government guidance says many leases require permission to sublet on short-term lettings such as Airbnb. Westminster adds that leaseholders need a lease that does not expressly forbid subletting, and may need to notify or ask their freeholder.^11,34 Applies to: Leaseholders (flats)
Mortgage lender: notify or get permission first: London borough leasehold guidance says an owner with a mortgage must get the lender's permission to sublet, and Westminster lists the mortgage provider among those you may need to notify or ask before short-letting. The exact requirement is in your mortgage terms.^11,35 Applies to: Owners with a mortgage
Renters: you need your landlord's consent: Westminster lists the landlord among those a tenant may need to ask before short-letting. For an assured periodic tenancy, the Housing Act 1988 implies a term that the tenant may not assign, sub-let or part with possession without the landlord's consent, and a written tenancy may forbid it outright.^7,11,12 Applies to: Tenants

Operating rules

Operating Rules for London Short-Term Rentals

90 nights per calendar year without planning permission: Residential premises in Greater London can be used as temporary sleeping accommodation for up to 90 nights in a calendar year without that being a material change of use (no planning permission needed). The count is per premises: nights from every previous use of the same premises that calendar year are added, and it does not matter whether earlier guests or hosts were different people.^1,2,15 In force since May 26, 2015
What counts as temporary sleeping accommodation: The statute defines temporary sleeping accommodation as sleeping accommodation occupied by the same person for less than 90 consecutive nights and provided for payment (or by reason of employment). On that wording, a stay of 30 or 60 nights still counts towards the 90-night cap; only a stay of 90 or more consecutive nights by the same person falls outside it.^2,10,11 In force since May 26, 2015
Boroughs enforce the cap through planning enforcement notices: Each borough council (and the City of London Corporation) is the local planning authority and can investigate reported breaches and issue an enforcement notice. Failing to comply with an enforcement notice is a criminal offence; on conviction the penalty is a fine, unlimited on summary conviction since 12 March 2015, and the court must have regard to any financial benefit gained.^3,4,8,11 In force since May 26, 2015
Insurance suited to short-term letting: GOV.UK says short-term let hosts should have dedicated holiday let insurance, public liability cover and building and contents cover suitable for short-term letting. Westminster adds that hosts may need to notify their insurer and that breaching safety standards could invalidate landlord's insurance. Airbnb's host protection does not replace your own insurance.^11,13,46
Fire safety: the Fire Safety Order applies; the Home Office guide is guidance: Anyone charging guests to stay in a property that is not a private dwelling must comply with the Regulatory Reform (Fire Safety) Order 2005, including a suitable and sufficient fire risk assessment, even for one night. The Home Office guide 'Making your small paying guest accommodation safe from fire' is guidance issued under Article 50 of the Order, not law itself; it covers individual flats (except unusually large ones, e.g. as often found in mansion blocks in London) and houses of ground or ground and first floor sleeping up to 10 people with no more than four bedrooms on the first floor. Larger or more complex premises use the national sleeping accommodation guidance.^13,31,43
Gas safety: annual gas safety check: HSE says landlord gas safety duties apply to rented holiday accommodation (including flats), so each gas appliance and flue needs a gas safety check every year. Westminster says there must be a valid gas safety certificate issued in the last 12 months.^11,32,33 Applies to: Any short-term let with gas appliances
Smoke, carbon monoxide and electrical safety: GOV.UK says short-term let hosts must follow HSE guidance on smoke and carbon monoxide safety and on electrical safety, plus the electrical safety standards guidance for rented homes.¹³

Taxes

How Much Are Airbnb Taxes in London?

No occupancy, hotel or tourist tax applies to guests in London today. VAT of 20% applies only if the host is VAT-registered (taxable turnover above £90,000).

How Much Are Airbnb Taxes in London?
Tax	Rate	Collected by
VAT on short-term holiday accommodation (only if the host is VAT-registered) 20% standard rate on accommodation charges once registered; registration is compulsory only when taxable turnover exceeds £90,000 in 12 months	20%^24,25,26	Host

Total for most hosts No tourist tax · All by the host

What the host still handles

VAT with HMRC once taxable turnover passes £90,000 in any 12 months (holiday accommodation is standard-rated)
Business rates with the Valuation Office Agency if the property meets the 140-nights-available / 70-nights-let test (otherwise it stays on council tax)
England's national short-term let register, once it opens (not yet in force)^{13,22,23,24,25,26,27,28,29}

Fines

How to Avoid Airbnb Fines in London

Fines in London fall on hosting outside the rules above. With the rules followed, none of the fines below apply.

Failing to comply with a planning enforcement notice is a criminal offence (Town and Country Planning Act 1990, s.179(2)). On conviction the penalty is a fine (s.179(8)); since 12 March 2015 a fine on summary conviction has been unlimited, and the court must have regard to any financial benefit gained (s.179(9)).^3,4,8,11
Anti-social behaviour by guests: a borough can serve a Community Protection Notice; Westminster states breaching it may carry a fine of up to £20,000 for businesses or £2,500 for individuals, and it can seek a closure order of up to six months.¹¹
Platform limit: Airbnb blocks bookings beyond 90 nights per calendar year for entire-home listings in Greater London unless the host certifies they have permission to host more.^45,46

Changes

What's Changed in London's Airbnb Rules, and What's Next

One change is scheduled after October 20, 2026; the most recent rules are listed first.

March 2028 Proposed
Visitor levy spending plans expected
Government expects local leaders to set out how levy revenue will be invested by March 2028, subject to Parliament approving the levy.^28,29
October 2, 2026
England's register now expected in March 2027
GOV.UK updated its holiday-let guidance on 2 October 2026 to say the mandatory national registration scheme for short-term lets in England is expected to begin in March 2027. It is not yet in force.⁴⁴
September 10, 2026
Government response to the visitor levy consultation
Mayors, including London's, will get the power to set an overnight visitor levy as a percentage of accommodation cost; a bill is to follow 'in due course'. Not yet law; no London rate set.^27,28,29
September 3, 2026
Culture Secretary gives a target for the register
In the Commons the Culture Secretary said 'the register will be up and running in full by March'; no year was stated.¹⁸
May 15, 2026
GOV.UK guidance says registration is not yet in force
The GOV.UK holiday-let guidance was last updated on 15 May 2026 and describes the registration scheme as 'not yet in force', 'expected to begin in 2026'.¹³
November 25, 2025
Government announces an overnight visitor levy for English mayors
Announced on 25 November 2025 with a 12-week consultation (26 Nov 2025 to 18 Feb 2026). The plan covers accommodation providers including holiday lets.^27,30
October 2025
Registration scheme enters user testing
MHCLG's 30 June 2026 written answer says the scheme 'entered its user testing phase in October last year'; DCMS said on 14 July 2026 that user testing is ongoing.^15,17
April 6, 2025
Furnished Holiday Lettings tax regime abolished
The FHL regime was abolished on 6 April 2025; from 2025-26 income from short-term holiday lets is taxed under the usual residential landlord rules.¹³
February 19, 2024
Government confirms mandatory register and new use class plan
The then government announced a mandatory national register, a new use class for short-term lets with permitted development rights, and said homeowners could still let their sole or main home for up to 90 nights a year; changes were to come 'from this summer'.^14,21
December 26, 2023
Legal duty to make registration regulations in force
Section 228 of the Levelling-up and Regeneration Act 2023 requires the Secretary of State to make regulations for registering short-term rental properties in England.⁵
April 12, 2023 Not in force
Consultations on an English short-term let use class and a registration scheme
DLUHC consulted on a short-term let use class with permitted development rights, and DCMS on a registration scheme, both until June 7, 2023.^20,38
Airbnb starts automatically capping London entire homes at 90 nights
Airbnb's help page says the automatic limit applies from early 2017 to entire-home listings in Greater London.⁴⁵
May 26, 2015
90-night exception for London comes into force
Section 44 of the Deregulation Act 2015 inserted sections 25A and 25B into the Greater London Council (General Powers) Act 1973, allowing up to 90 nights a year without planning permission where the host is liable for council tax.¹

Listing data

What London's Listings Show

AirROI, a short-term-rental data firm, counted 29,100 active Airbnb listings in London over the 12 months to September 2026. London has no host registration scheme, so almost no listings display a permit or registration number.

Nights booked in a year: London entire homes

Share of active entire-home listings by nights booked, 12 months to September 2026

24%

14%

12%

10%

<1%

Columns from 91–120 nights up are over the 90-night limit.

Nights booked in numbers

Nights booked in a year: London entire homes
Nights booked	Share of entire homes
0	2%
1–30	24%
31–60	14%
61–90	12%
91–120	10%
121–150	8%
151–180	7%
181–210	6%
211–240	5%
241–270	5%
271–300	4%
301–330	3%
331–365	<1%

AirROI estimates that 48% of London's active entire homes were booked for more than 90 nights over the 12 months to September 2026, and the median home for 86 nights. That isn't a count of rule-breakers: the figure covers a rolling 12 months rather than a calendar year, it includes stays long enough to fall outside the limit, and it can't see which homes have permission to exceed it.

What officials report

43,336: Short-term lets in London (London Councils estimate) · as of 2022London Councils' analysis of 2022 data found 43,336 homes in London listed on online lettings platforms such as Airbnb, about one in every 85 London homes. It is the latest London-wide official count found and predates the 2023 and 2025 borough figures below, which use different sources.³⁹
11%: Share of London short-term lets that appeared to exceed the 90-night limit (London Councils) · as of September 2022At least 11% of London short-term lets appeared to exceed the 90-night limit in September 2022 data. London Councils says the true figure is likely significantly higher and expects it has worsened since, especially in central boroughs.³⁹
10,500: Short-term lets in Westminster (council estimate) · as of June 2023Westminster City Council says there are 'at least 10,500 short-term lets in Westminster'. This is a borough-only estimate from June 2023, from a different source and year than the London-wide count above, so the two should not be compared or added.³⁶
2,600: Properties Westminster was investigating for suspected unlawful short-term letting · as of January 2025Westminster City Council said in January 2025 that it was investigating over 2,600 properties allegedly being used unlawfully for short lets.³⁷

Earnings

What Could a London Short-Term Rental Earn?

The rules shape the numbers: a cap of 90 nights a year. For a specific address, the Airbnb income calculator estimates revenue, occupancy and nightly rate from comparable listings, so you can test the numbers before applying.

Estimate what a London home could earn

FAQ

London Airbnb Rules: Frequently Asked Questions

Is Airbnb legal in London?

Yes, without a permit, for up to 90 nights per calendar year, provided you are liable for council tax on the home. Beyond 90 nights you need planning permission from your borough.^1,10,11

What is the 90-day rule for Airbnb in London?

Section 25A of the Greater London Council (General Powers) Act 1973, inserted by the Deregulation Act 2015, says using residential premises as temporary sleeping accommodation is not a change of use if total nights in the calendar year do not exceed 90. Nights from all earlier uses of the same premises that year count towards the 90.^1,2

Do I need planning permission to Airbnb my flat in London?

Not for up to 90 nights a year if you pay the council tax on it. Beyond that, using the flat as temporary sleeping accommodation is a material change of use and needs planning permission from your borough.^1,10,11

Can I Airbnb my leasehold flat or apartment in London?

Only if your lease allows it: government guidance says many leases require permission to sublet on short-term lettings such as Airbnb, so you may need your freeholder's consent. London councils also say you must get permission from your mortgage lender if you have one, and the 90-night cap and council tax condition still apply.^11,34,35

Can tenants Airbnb in London?

Only with your landlord's consent. Westminster lists the landlord among those a tenant may need to ask, and for an assured periodic tenancy the Housing Act 1988 implies a term against sub-letting or parting with possession without consent; the 90-night cap still applies.^7,11,12

What happens if I Airbnb in London without planning permission?

Your borough council can issue a planning enforcement notice, and failing to comply with it is a criminal offence punishable by a fine, which is unlimited on summary conviction. Airbnb also blocks entire-home bookings at 90 nights unless you have permission to host more.^3,4,8,11,45

How does the council know if I go over 90 nights in London?

London Councils says enforcement is often reactive and reliant on residents' complaints, and Westminster says it visits reported properties repeatedly to gather evidence. The national register is meant to give councils the information to identify short-term lets, but it is not yet in force.^14,39,42

How are the 90 nights counted across Airbnb and other platforms?

The law counts every night the property is used as temporary sleeping accommodation in the calendar year, whichever platform or direct booking it came from, and it does not matter whether earlier guests were the same people. Airbnb's counter tracks nights booked through your Airbnb listing, so keep your own running total if you also list elsewhere.^1,45

Can I mix 90 short nights with longer lets in London?

The cap only counts stays by the same person of fewer than 90 consecutive nights, so a stay of 90 or more consecutive nights is not counted. A stay of 30 or 60 nights still counts, and the council tax condition applies to every counted night; confirm your position with your borough.^1,2,10

Do I need to register my Airbnb in London?

Not yet. England's mandatory short-term let register has a legal basis but is not in force; on 3 September 2026 the Culture Secretary said it would be 'up and running in full by March', and GOV.UK guidance updated on 2 October 2026 expects it to begin in March 2027.^5,13,18,44

Is there a tourist tax in London?

Not yet. On 10 September 2026 the government said mayors, including London's, will get the power to set an overnight visitor levy, with a bill to follow 'in due course'. No London rate has been set or legislated.^27,28,29

Do I pay council tax or business rates on a London Airbnb?

Council tax by default. A self-catering property is rated for business rates instead only if it was available to let for at least 140 nights and actually let for at least 70 nights in the past 12 months, and you intend to keep it available for at least 140 nights in the next 12. If your property moves onto business rates, confirm with your borough that the council-tax condition for the 90-night exception is still met.^9,13,22,23

Do I pay income tax on Airbnb income in the UK?

Yes. Income from short-term holiday lets is taxed under the usual residential landlord rules, since the Furnished Holiday Lettings regime ended on 6 April 2025. HMRC gives a £1,000 tax-free allowance for property income (and a separate £1,000 for trading income), and the Rent a Room Scheme allows up to £7,500 a year tax-free from letting furnished accommodation in your home (£3,750 if the income is shared).^13,40,41

How much does an Airbnb make in London?

The average London listing earned US$29,000 in the 12 months to September 2026, according to AirROI, averaged across every active listing including those booked for only part of the year. The London Airbnb market report breaks it down by month, property size and neighborhood.

Method

How These Rules Were Checked

Each rule on this page was checked in October 2026 against the official source cited beside it: the ordinance or statute, the permit office's own pages and the tax authority. Airbnb's help pages are cited on their own only for what Airbnb itself does, such as the taxes it collects and the permit checks it runs, and otherwise only beside an official source; news reports only for when a change was announced. Rules that could not be confirmed on an official page are left out.

Rules change with council votes, court rulings and new state laws, so the page is rechecked every three months and whenever a scheduled change takes effect. It summarizes the rules for information and is not legal advice; the local authority has the final word on any application.

Listing figures come from AirROI's tracking of 29,100 active London Airbnb listings over the 12 months to September 2026.

Sources

Each rule above links to the source it comes from. Official ordinances, statutes and government pages come first, then Airbnb's own help pages.

1. Deregulation Act 2015, section 44: Short-term use of London accommodation (inserts ss.25A and 25B into the Greater London Council (General Powers) Act 1973) · legislation.gov.uk (The National Archives)
2. Deregulation Act 2015, Explanatory Notes on section 44 (paras 206-215) · legislation.gov.uk (The National Archives)
3. Town and Country Planning Act 1990, section 179: Offence where enforcement notice not complied with · legislation.gov.uk (The National Archives)
4. Town and Country Planning Act 1990, section 172: Issue of enforcement notice · legislation.gov.uk (The National Archives)
5. Levelling-up and Regeneration Act 2023, section 228: Registration of short-term rental properties · legislation.gov.uk (The National Archives)
6. The Town and Country Planning (Use Classes) Order 1987, Schedule (latest available revised version) · legislation.gov.uk (The National Archives)
7. Housing Act 1988, section 15: Limited prohibition on assignment etc. without consent · legislation.gov.uk (The National Archives)
8. Legal Aid, Sentencing and Punishment of Offenders Act 2012, section 85: Removal of limit on certain fines on conviction by magistrates' court · legislation.gov.uk (The National Archives)
9. Local Government Finance Act 1992, section 3: Meaning of "dwelling" · legislation.gov.uk (The National Archives)
10. Short term letting (planning enforcement) · City of London Corporation
11. Short-term lets: The law · Westminster City Council
12. Short-term lets · Westminster City Council
13. Letting out a self-catering holiday home in England: rules and regulations (published 25 March 2026, last updated 15 May 2026) · GOV.UK (Department for Business and Trade)
14. Delivering a registration scheme for short-term lets (19 February 2024) · GOV.UK (Department for Culture, Media and Sport)
15. Written question 11673, Holiday Accommodation: Greater London (answered 30 June 2026) · UK Parliament (MHCLG written answer)
16. Written question 9695, Holiday Accommodation: Registration (answered 23 June 2026) · UK Parliament (DCMS written answer)
17. Written question 17445, Holiday Accommodation: Greater London (answered 14 July 2026) · UK Parliament (DCMS written answer)
18. House of Commons Hansard, Commons Chamber, 3 September 2026 (Culture, Media and Sport oral questions, short-term lets) · UK Parliament (Hansard)
19. Written question 8567, Holiday Accommodation: Regulation (answered 22 June 2026) · UK Parliament (MHCLG written answer)
20. Introduction of a use class for short term lets and associated permitted development rights (consultation, 12 April to 7 June 2023) · GOV.UK (Department for Levelling Up, Housing and Communities)
21. Short-term lets rules to protect communities and keep homes available (press release, 19 February 2024) · GOV.UK (DLUHC and DCMS)
22. Apply for business rates for a self-catering property in England (last updated 1 April 2026) · GOV.UK (HM Revenue & Customs / Valuation Office Agency)
23. Business rates: Self-catering and holiday let accommodation · GOV.UK
24. Register for VAT: When to register for VAT · GOV.UK (HM Revenue & Customs)
25. Hotels and holiday accommodation (VAT Notice 709/3), last updated 5 August 2022 · GOV.UK (HM Revenue & Customs)
26. VAT rates · GOV.UK (HM Revenue & Customs)
27. Visitor levy in England (consultation outcome; consultation 26 November 2025 to 18 February 2026; response added 10 September 2026) · GOV.UK (MHCLG and HM Treasury)
28. Visitor levy in England: government response (PDF, 53 pages, 10 September 2026) · GOV.UK (MHCLG and HM Treasury)
29. Local leaders handed powers to drive investment in communities (press release, 10 September 2026) · GOV.UK (MHCLG)
30. Levy on overnight trips will help mayors invest in local growth (press release, 25 November 2025) · GOV.UK (MHCLG)
31. Making your small paying guest accommodation safe from fire (published 30 March 2023, updated 20 January 2025) · GOV.UK (Home Office)
32. Gas safety checks - what needs them? · Health and Safety Executive
33. Landlords' responsibility for gas safety: Who is a landlord? · Health and Safety Executive
34. How to lease (updated 23 June 2022) · GOV.UK (Ministry of Housing, Communities and Local Government)
35. Subletting a leasehold property · London Borough of Lewisham
36. Better regulation of short-term lets (published 8 June 2023) · Westminster City Council
37. Council announces expansion of teams to crack down on short term lets abuse and noise nuisance (January 2025) · Westminster City Council
38. Consultation on a registration scheme for short-term lets in England (12 April to 7 June 2023) · GOV.UK (Department for Culture, Media and Sport)
39. Boroughs share short-term let concerns (press release, 21 May 2024) · London Councils
40. Tax-free allowances on property and trading income (last updated 8 May 2019) · GOV.UK (HM Revenue & Customs)
41. The Rent a Room Scheme · GOV.UK
42. Short-term lets: For residents · Westminster City Council
43. Making your small paying guest accommodation safe from fire (full guide, accessible HTML; issued under Article 50 of the Regulatory Reform (Fire Safety) Order 2005) · GOV.UK (Home Office)
44. Letting out a self-catering holiday home in England: rules and regulations (updated 2 October 2026) · GOV.UK (Department for Business and Trade)
45. I rent out my home in London. What short-term rental laws apply? · Airbnb Help Centre
46. Responsible hosting in the United Kingdom · Airbnb Help Centre