Heard about OccuMax® pricing?
You can earn up to 30% more with our unique pricing strategy. Developed from managing over 350,000 bookings, it runs entirely within local regulations and has already earned our hosts over £112 Million.
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FIND OUT MOREYou can earn up to 30% more with our unique pricing strategy. Developed from managing over 350,000 bookings, it runs entirely within local regulations and has already earned our hosts over £112 Million.
“Temporary sleeping accommodation” = sleeping accommodation occupied by the same person for fewer than 90 consecutive nights, provided for payment (or by reason of employment).
Short-term lets are legal in London, but the 90-night cap applies citywide. You can use a residential home as short-term “temporary sleeping accommodation” for up to 90 nights in a calendar year if the host is the council-tax payer for the property. Over 90 nights needs planning permission from the borough. There’s no tourist tax. Keep fire safety compliant using the government’s “small paying-guest accommodation” guidance. Declare income to HMRC; VAT at the standard rate applies if you are VAT-registered. Business rates can apply to dedicated holiday lets that meet the VOA thresholds.
No single legal threshold. Treated case-by-case under planning (C3→C1 ‘material change of use’). London’s 90-night cap is unique to Greater London.
Short-term lets are legal in London, but the 90-night cap applies citywide. You can use a residential home as short-term “temporary sleeping accommodation” for up to 90 nights in a calendar year if the host is the council-tax payer for the property. Over 90 nights needs planning permission from the borough. There’s no tourist tax. Keep fire safety compliant using the government’s “small paying-guest accommodation” guidance. Declare income to HMRC; VAT at the standard rate applies if you are VAT-registered. Business rates can apply to dedicated holiday lets that meet the VOA thresholds.
Registration / Permit
No citywide STR register. Planning permission is required if you want to exceed 90 nights or if the council-tax payer condition is not met.
Max Nights
90 nights per calendar year without planning permission.
Planning / Zoning
Typical non-major planning applications are decided in around 8 weeks (up to 13 weeks for more complex cases), but timelines vary by borough.
Safety & Insurance
Carry out a fire-risk assessment, fit and maintain appropriate smoke/heat alarms, keep escape routes clear, provide guest fire-safety information and keep records, following the government’s small paying-guest guidance.
Tax
Income tax via HMRC. Business rates if available 140+ days & let 70+; else Council Tax. Rent-a-Room £7,500 (main home). Councils may charge up to 100% second-home premium from Apr 2025. FHL abolished 6 Apr 2025.
Income tax via HMRC. Business rates if available 140+ days & let 70+; else Council Tax. Rent-a-Room £7,500 (main home). Councils may charge up to 100% second-home premium from Apr 2025. FHL abolished 6 Apr 2025.
Carry out a fire-risk assessment, fit and maintain appropriate smoke/heat alarms, keep escape routes clear, provide guest fire-safety information and keep records, following the government’s small paying-guest guidance.
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• Some boroughs (e.g., City of London, Westminster, RBKC) actively enforce beyond 90 nights.
• Leases, head-leases and building rules often prohibit or restrict short-lets regardless of planning status.
• Mortgage and insurance terms may restrict short-term letting; obtain written consent.
• Dedicated STRs may be assessed for business rates (and lose council-tax status) if they meet VOA thresholds.
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⭐ Rated 4.8/5 by 2,500+ Hosts
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• England-wide proposals: a national STR registration scheme and a new planning use class for short-term lets have been announced but are not yet in force; watch for commencement regulations.
• If implemented, London boroughs would gain clearer tools to manage dedicated STRs while keeping the existing 90-night flexibility for main homes.
No single legal threshold. Treated case-by-case under planning (C3→C1 ‘material change of use’). London’s 90-night cap is unique to Greater London.
⭐ Rated 4.8/5 by 2,500+ Hosts
This guide is informational and not legal advice. Always confirm with
Greater London Council (General Powers) Act 1973 s.25 and s.25A (as amended by Deregulation Act 2015 s.44); Town and Country Planning Act 1990 s.179; Fire Safety Order 2005 (as amended).
your local authority.
