Last updated: September 2026
Short-term letting regulation has moved on considerably since the government proposals first discussed in 2024. For London hosts, the most important position in 2026 is that the existing 90-night planning limit remains relevant, while England’s national short-term-let registration scheme is being introduced separately.
National registration scheme: 2026 position
The UK Government is introducing a mandatory national registration scheme for short-term lets in England. Government guidance published in 2026 describes the scheme as not yet in force and expected to begin in 2026.
The purpose of the register is to improve visibility of the sector and help authorities with compliance and enforcement. Hosts should therefore be prepared for registration requirements rather than assuming an Airbnb listing alone is sufficient.
What happened to the proposed new planning use class?
The previous government proposed wider planning changes for short-term lets. By 2026, those proposed changes had not been implemented. London’s existing planning framework therefore remains particularly important.
The London 90-day rule still matters
For residential properties in Greater London, entire-home short-term accommodation is generally permitted for up to 90 nights in a calendar year without specific planning permission, provided the statutory conditions are met. Letting beyond that threshold will normally require the relevant planning permission.
Read our dedicated London Airbnb 90-day rule guide for a fuller explanation.
Registration does not replace other compliance
A registration scheme does not override other legal or contractual requirements. London owners should separately consider:
- planning permission and the 90-night limit;
- leasehold and freeholder restrictions;
- mortgage conditions;
- short-term-let insurance;
- fire, gas and electrical safety;
- tax and record-keeping obligations; and
- building-specific rules.
What London property owners should do now
Before launching or expanding a short-term rental, establish the property’s planning position, check the lease and mortgage, confirm suitable insurance and keep records of bookings and nights occupied.
Professional management can help with the operational side, but it does not replace the owner’s responsibility to ensure that the chosen letting strategy is permitted.
StayinLondon manages short, medium and flexible accommodation across London. Our Airbnb management service includes listing management, dynamic pricing, guest vetting, housekeeping and maintenance coordination.
If you are deciding whether short-term letting is suitable for your property, request a free London property revenue estimate and we can compare the commercial options.
This article is general information rather than legal advice. Registration and planning requirements can change, so property owners should check current government and local-authority guidance.
