Airbnb and short-term letting can be a valuable way to use a property, but the planning position is not always straightforward. The rules can depend on where the property is, how often it is let, whether it remains someone’s main home, how the building is laid out, and whether the use affects neighbours or the local area.

​

In London, short-term letting is generally restricted to a maximum of 90 nights in a calendar year unless planning permission is obtained.

 

The Greater London Authority explains that the rule is intended to allow occasional short-term letting while protecting long-term housing supply.

​

Outside London, the planning position can still depend on whether the short-term letting amounts to a material change of use. Government guidance says the local planning authority decides whether planning permission is needed based on how the property is used and its impact on neighbours and the local area.

​

Airbnb and short-term let planning issues can arise where:

​

• A whole house or flat is being used regularly for short-term guests

• The property is being let for more than occasional holiday use

• The use creates noise, arrivals, departures or neighbour complaints

• The property is in London and may exceed the 90-night limit

• The property is in a block of flats or converted building

• The building is in a conservation area

• The property is listed or has planning restrictions

• A council has opened a planning enforcement enquiry

• The property is being changed from normal residential use to serviced accommodation

• External alterations are needed to support the new use

• The council asks for clear layout plans, use information or supporting drawings

​

​

Ask PAS About Airbnb and Short-Term Let Plans and Drawings

 

The plans and drawings are important because the council may need to understand how the property is currently used, how it will operate as short-term accommodation, and whether the layout is suitable for the proposed use.

​

Planning Application Services (PAS) can prepare Airbnb and short-term let plans, layout drawings and planning information to help explain the proposal clearly.

​

PAS can help show:

​

• The existing property layout

• The proposed short-term let layout

• Bedrooms, bathrooms, kitchens and living spaces

• Guest access arrangements

• Entrances, stairs and shared areas

• Refuse, cycle or storage arrangements where needed

• Parking and access information where relevant

• Whether the whole property or only part of it is being let

• Whether external alterations are proposed

• Whether the project may need a planning application, lawful development certificate or change of use support

​

PAS can prepare plans and drawings for:

​

• Airbnb properties

• Short-term lets

• Holiday lets

• Serviced accommodation

• Houses used for short-term guests

• Flats used for short-term guests

• Existing residential properties changing use

• Retrospective short-term let applications

• Properties subject to planning enforcement

• Mixed residential and short-term letting arrangements

• Layouts for properties in conservation areas or sensitive locations

​

​

London Airbnb and the 90-Night Rule

 

London has a specific short-term letting restriction. If a property is used for short-term letting for more than 90 nights in a calendar year, planning permission is normally required. Planning Portal guidance also states that if a home is used as a short-term let for more than 90 days in the year, a change of use planning application is needed; renting a room while still living in the property is treated differently.

​

PAS can help property owners prepare planning information where:

​

• The property is in London

• The property may exceed the 90-night allowance

• The council has requested a planning application

• The owner wants to regularise an existing short-term let

• The property is being marketed as serviced accommodation

• A neighbour complaint has triggered council involvement

• The owner needs plans and a clear written explanation of the use

​

​

Change of Use for Airbnb and Short-Term Lets

 

Some Airbnb or serviced accommodation projects may need to be treated as a change of use. This is especially likely where the use is regular, commercial in nature, or different from normal occupation as a home.

​

A change of use application may need to explain:

​

• The existing lawful use of the property

• The proposed short-term letting use

• How many bedrooms and guests are proposed

• How often the property will be let

• How check-in and check-out will be managed

• How noise, refuse and neighbour impact will be controlled

• Whether parking or access will change

• Whether the use affects the character of the area

• Whether the proposal conflicts with local planning policy

​

The Planning Portal explains that changes from one use class to another will generally need planning permission, although permitted development rights may apply in some cases.

​

​

What an Airbnb or Short-Term Let Planning Package May Include

 

The exact information depends on the property, location and council requirements, but a typical package may include:

​

• Site location plan

• Block plan

• Existing floor plans

• Proposed floor plans

• Layout drawings showing guest accommodation

• Existing elevations where needed

• Proposed elevations where external changes are involved

• Photos of the property

• Access and entrance information

• Refuse storage information

• Parking information where relevant

• Management or operation notes

• Guest number information

• Supporting planning statement

• Change of use application support

• Lawful development certificate support where suitable

• Retrospective planning application support where needed

​

For more sensitive cases, the council may ask for:

​

• Noise or amenity information

• Management plan

• Fire escape or safety layout information

• Heritage or conservation notes

• Evidence of existing use

• Details of previous short-term letting activity

• Clarification of whether the property is a main home, second home or investment property

​

​

Why Professional Support Helps

 

Airbnb and short-term let planning applications can be more complicated than a normal home alteration because the council is not only looking at the building. It may also consider how the property is used, how often guests stay and whether the use affects neighbours or housing supply.

​

Professional support can help you avoid:

​

• Assuming Airbnb use is automatically allowed

• Missing the London 90-night planning rule

• Failing to explain the existing and proposed use clearly

• Submitting weak or unclear layout plans

• Ignoring access, refuse, parking or neighbour impact issues

• Applying under the wrong planning route

• Confusing planning permission with licensing, lease, mortgage or insurance rules

• Failing to respond properly to planning enforcement enquiries

• Spending money on marketing or setup before checking the planning position

• Delays caused by council requests for better drawings or supporting information

​

PAS can help prepare a clear planning package so the council can understand the property, layout, proposed use and planning position.

​

​

Full-Service Support from PAS

 

PAS can provide support from the first planning review through to the application and next steps.

​

This may include:

​

• Initial Airbnb or short-term let planning review

• Existing and proposed layout plans

• Change of use drawings

• Site and block plans

• Planning application support

• Lawful development certificate support where suitable

• Retrospective planning application support

• Supporting planning statement

• Help responding to council queries

• Help responding to enforcement letters

• Building Regulations layout support where needed

• Fire escape and layout coordination where relevant

• Coordination with other professionals where specialist advice is required

​

Airbnb and short-term letting can produce strong returns, but it is important to check the planning route before investing heavily in furnishing, photography, marketing, management contracts or guest bookings.

​

​

Get expert help with your Airbnb or short-term let project

 

Whether you need Airbnb plans, short-term let layout drawings, a change of use application, a lawful development certificate, retrospective planning support or help responding to a council enquiry, Planning Application Services (PAS) can help you understand what is needed and provide a clear quote for the right level of support.

​

Tell us what the property is used for now, how you want to let it, and send any photos, sketches, existing drawings, council letters or property details you have, and we can advise on the next steps.

​