If you're a London homeowner thinking about short-letting your property, the 90-Day Rule is something you can’t afford to ignore. Introduced to regulate the rise in short-term rentals, this rule places a cap on how many nights you can rent out your property in a calendar year. But don’t worry, with the right strategy and expert support, you can still make your property work hard for you. Here’s what you need to know, and how Sleepover helps you stay compliant while maximising returns.

What Is the 90-Day Rule?

The 90-Day Rule restricts homeowners in Greater London from renting out an entire home on a short-term basis for more than 90 nights per calendar year, whether those nights are consecutive or spread out.
Once your listing hits 90 nights, platforms like Airbnb automatically suspend your ability to take further short-stay bookings until the following year. This cap was introduced to protect London’s housing supply and maintain the character of local neighbourhoods.
The rule applies to entire home listings only. You can still rent out a private room, or switch to a longer-term rental model once you hit the limit. But for most landlords aiming to maximise short-let income, this regulation requires a smarter strategy.

Where did it come from?

This rule emerged from the Deregulation Act 2015, which allowed London homeowners to rent out their property for up to 90 days in a calendar year without needing planning permission. Airbnb followed up by enforcing the cap automatically in 2017. The goal? Support the sharing economy, without turning entire neighbourhoods into hotels.

Why it matters to you

If you’re only renting your property casually, 90 nights might be more than enough. But for most landlords hoping to generate a steady income, 90 days can come and go quickly, especially during peak season.

Without the right strategy, you risk leaving income on the table once that cap kicks in. But that’s where Sleepover comes in.

How Sleepover helps you stay profitable, even within the 90-day limit

At Sleepover, we specialise in turning these limitations into opportunities. Here’s how we help you get the most out of your property, all while staying fully compliant.

• Smart rental strategy (short + mid-term mix)
  We blend short stays with mid-term lettings (1-6 months) to help you make full use of your property year-round. This means you can charge premium rates during peak short-let windows, then transition to longer stays when your 90-day allowance is used.
• Multi-platform exposure
  We don’t just rely on Airbnb. Your property is listed across major platforms like Booking.com, Expedia, Vrbo, and more, expanding your reach and income potential well beyond 90 days.
• Tailored letting plans
  Every home and every owner are different. We create a custom letting plan for your property, based on its size, style, location, and your personal needs, so you stay within regulations without sacrificing income.

The bottom line

The 90-Day Rule may sound limiting, but with the right management partner, it doesn’t have to be. At Sleepover, we combine smart strategy, seamless service, and expert compliance to help your property succeed within the rules and beyond them.

Let your property earn more, without the stress.
Get in touch today to find out how we can build the right plan for your home.