London’s short-term rental market is about to enter a new regulatory phase. From 2026, England will introduce a mandatory national registration scheme for short-term lets, and London will be one of the most affected markets.
With long-standing pressure on housing supply, the existing 90-night cap, and a high concentration of leasehold flats, the new register is likely to increase scrutiny and enforcement across the capital.
If you operate Airbnb-style accommodation in London, this is what’s coming—and what you should be doing now.
What is the short-term lets registration scheme?
The government is introducing a national, mandatory register for short-term lets in England, delivered through an online system.
In London, the scheme is intended to:
- give borough councils clear visibility of which homes are used as short-term lets
- improve compliance with safety and legal standards
- support enforcement of existing planning rules, including the 90-night limit
- make it easier to identify unauthorised or illegal short-term letting
This is a registration scheme, not a full licensing system. However, in a city like London, the practical impact could be significant because it formalises data that boroughs have historically struggled to access.
When will it be introduced?
The government has confirmed:
- Public testing is expected in late 2025
- Full implementation is planned for 2026
While final deadlines and fees have not yet been confirmed, London hosts should assume that registration will become a prerequisite to legally operating once the scheme goes live.
Why London is uniquely affected
London already has one of the strictest short-term letting frameworks in England.
The 90-night rule
In London, residential properties can generally be let on a short-term basis for up to 90 nights per calendar year without planning permission, subject to the applicable statutory conditions.
The new registration scheme is expected to make it easier for boroughs to identify potential breaches and understand local short-term-let activity.
For the current rules and practical implications, see our London Airbnb 90-day rule guide.
Leasehold and block restrictions
Many London flats are leasehold properties where short-term letting is restricted or prohibited altogether. Registration does not override lease, mortgage, insurance or planning restrictions.
See our London leasehold restrictions guide.
Who in London will need to register?
The precise operational requirements should be checked against the scheme when it goes live. Owners should avoid relying on older assumptions about exemptions, fees or required documentation until final rules apply.
Registration will not replace other compliance
London property owners should separately consider planning, leasehold restrictions, mortgage terms, insurance, safety requirements and tax. Our broader 2026 short-term let regulation guide explains the current framework.
How StayinLondon can help
Professional management can help owners operate within the property's permitted strategy, maintain booking records and coordinate guest and property operations. It does not replace the owner's responsibility to obtain any required legal or professional advice.
StayinLondon provides Airbnb management in London covering listing management, pricing, guest operations, housekeeping and maintenance coordination.
If you are assessing a London property's letting options, request a free revenue estimate.
Registration requirements are evolving. Property owners should check current government and local-authority guidance before relying on a particular requirement or launch date.
