Can I let my London flat
on Airbnb?

How does London’s 90-night rule work?

Section 25 of the Greater London Council (General Powers) Act 1973 treats the use of residential premises in Greater London as temporary sleeping accommodation as a material change of use. Section 44 of the Deregulation Act 2015 inserted section 25A, a conditional exception effective from 26 May 2015. (F1, F2)

• The total short-term use of the premises must not exceed 90 nights in a calendar year, including earlier use provided by someone else.
• For each counted night, the accommodation provider must be liable for Council Tax on the premises; where there are several providers, at least one must be liable.

Both conditions apply. GOV.UK says planning permission is required if they are not met. (F2, F3)

Section 25B allows a council to disapply the exception for specified premises or an area, where necessary to protect local amenity and normally with the Secretary of State’s consent. Ask the council whether a direction affects the address. (F2, F3)

Staying below 90 nights is not permission in every case. The planning exception does not replace lease, lender or insurance checks.

Which lease restrictions should you check?

Ask your solicitor to review the lease of a leasehold flat. How to Lease explains that many leases require consent for short lets such as Airbnb, while some prohibit running a business from the property. (F4)

Look for a short-let ban, minimum letting period or a clause such as “private residence only”. Westminster’s own leaseholder handbook explains a residential-use covenant as a restriction on short letting. This does not mean every flat has the same lease: the full wording of yours matters. (F10)

Our leasehold guide covers the term and shared costs. This check concerns whether your intended use is allowed.

Lender consent, buildings insurance and management rules

GOV.UK says you must obtain your mortgage lender’s permission to let a mortgaged property. Describe the short-stay plan explicitly and request written confirmation of the accepted use. (F5)

Ask the insurer about buildings and contents cover suitable for short letting and public liability protection. Do not assume the existing block policy covers the use. (F6)

Request the building rules, guest access arrangements and any short-let protocol from the managing company. Westminster recommends that building managers adopt a clear protocol; that is not a claim that every building has identical permissions or restrictions. (F11)

Registration and C5: what is in force?

Checked on 17 October 2026: GOV.UK guidance updated on 2 October 2026 says England’s national short-let registration scheme is not yet in force and is expected to begin in March 2027. That is an expected date, not an existing registration duty. (F6)

The C5 proposal: the 12 April 2023 consultation proposed a new short-let use class; the 19 February 2024 statement described planning changes as future measures. The England use-class provisions read today do not contain that proposed C5 class as an operative class. Wales-specific C5/C6 provisions in the Order do not apply to London. (F7, F8, F9)

Registration and planning use classes are separate matters. Recheck their status before proceeding. Our London planning records guide explains how to find address and decision records.

Where is the tax position covered?

The furnished holiday lettings (FHL) tax regime was abolished for individuals from 6 April 2025; see our rental Income Tax guide for the tax calculation. (F6)

Documents to request before buying

• Council confirmation of the address’s planning position, any section 25B direction and required permissions.
• Your solicitor’s explanation of the lease’s short-let and residential-use clauses, with consent where required.
• Written lender permission for the intended use and confirmation of insurance cover.
• Building rules and short-stay guest access conditions from the managing company.
• Records of earlier short-let nights in the same calendar year and evidence of Council Tax liability.

For other responsibilities when owning from abroad, read our NRLS and letting guide. If buying together, also clarify joint ownership and share documents before purchase.