Do you need planning permission for an Airbnb?

England

Letting a house or flat short-term does not usually need planning permission on its own. It can, though, if the use is so intensive that it amounts to a "material change of use", for example constant turnover, large groups or a property that no longer works as a home. Councils decide this case by case.

In 2024 the government consulted on a new planning use class, C5, for short-term lets, with permitted development rights and local powers to restrict them. As of September 2026 no legislation has been laid and there is no start date, so it is not part of the rules today.

London: the 90-night rule

In Greater London you can let a whole home short-term without planning permission for up to 90 nights in a calendar year, counted across every platform. Going over needs planning permission, and councils can take enforcement action. Airbnb's own 90-night cap only sees Airbnb bookings.

Scotland: control areas

Scottish councils can designate short-term let control areas. In a control area you need planning permission to use a property that is not your own home as a short-term let. All of the City of Edinburgh and Badenoch and Strathspey in the Highlands are control areas, and more are being considered. You also need a short-term let licence everywhere in Scotland.

Wales

Wales has created separate planning use classes for main homes, second homes and short-term lets, which lets councils require planning permission to switch between them in chosen areas using an Article 4 direction. These powers have been legally challenged, so check the current position with your council or national park before you buy or convert.

Before you start

If you are buying a property to let, or making major changes, ask the council's planning team first. It is free to ask and much cheaper than enforcement.

Related guides

• The London 90-night ruleIn Greater London, whole homes can be let short-term for up to 90 nights a year without planning permission.
• Scotland: short-term let licenceEvery short-term let in Scotland needs a council licence, with safety conditions and your licence number in every listing.
• Wales: registration, licensing and the visitor levyRegister every property with the Welsh Revenue Authority by 31 March 2027. Licensing follows from around 2029.

Official sources

• mygov.scot: control areas and planning permission
• GOV.UK: letting out a self-catering holiday home in England

This is general information, not legal or tax advice. Rules change, so check the official sources before you act.