The 90 night rule, how councils find and prove short lets, what the letters and notices mean, and what to do about them. From someone who ran these cases for the council.
In Greater London you can let your home as short term accommodation for up to 90 nights in a calendar year without planning permission, provided you are liable for council tax on it. That comes from section 25A of the Greater London Council (General Powers) Act 1973, added by the Deregulation Act 2015. Night 91 is a change of use, and a change of use without permission is a breach of planning control. The nights count across every platform, not per platform. A council cannot switch the rule off for its area without the Secretary of State's consent.
A breach means more than 90 nights in a calendar year, as a matter of fact. Reviews and calendars show availability and some stays, not every night. A listing can be live without a single booking. Platform data has to be asked for and tied to the address.
Camden's own enforcement report, in May 2026, said prosecution remains difficult, because the council has to prove beyond reasonable doubt that a property was let for more than 90 nights in a calendar year, and the data makes that hard to show.
That is why the questionnaire and the planning contravention notice matter so much. Your own answers are the easiest evidence the council will ever get. Answer them accurately, and understand what they are for.
Who owns it, who lives there, what it is used for. What it means and how to answer.
Formal questions, 21 days, an offence to ignore or to mislead. What to do in the 21 days.
The breach, the steps, the period. An enforcement notice can be appealed, but only before it takes effect, at least 28 days after service. A breach of condition notice cannot be appealed to the Inspectorate. The deadline and the grounds.
The council puts its evidence to you before deciding whether to prosecute. A solicitor, and the planning side of the file read properly. What it means.
Failing to comply with a notice is an offence. The fine is unlimited, and the court must take account of any money made. In July 2025 a Barnet landlord was fined £75,000, with £5,400 costs, after two flats were let for at least 220 nights in ten months.
Most central London flats are leasehold, and most leases say something about short lets, subletting or business use. The freeholder and the managing agent can act under the lease whatever the council does, and councils sometimes tell them.
If you have a lease, read it now, and take advice on it from a solicitor. I deal with the planning side. The lease is a legal matter.
The government says a mandatory national registration scheme for short term lets in England is expected to begin in March 2027. The details are not final. Registering will not make a planning breach lawful: the 90 night rule stays, and so does enforcement. If anything, the register will give councils better data.
Last checked 29th October 2026. A full guide follows once the regulations are published.
Figures from council reports and freedom of information responses reported in 2026.
What it is, what the council probably has, every deadline, what to gather, what to say and what not to say. Within two working days.
The nights, the platforms, the dates and the documents gathered with you. The reply drafted and checked, submitted inside the 21 days.
A planning briefing for your solicitor, the council's case read against the evidence, a written statement if that is the route.
Full fee list, including enforcement appeal statements and lawful development certificates.
I'll reply within one working day to let you know whether I can help. Planning advice, not legal advice.