The Myth: You Can Run an Airbnb Anywhere You Like Without Permission
Many people assume short-term letting is always legal. In fact, UK planning law, mortgage terms, leasehold restrictions, and new council licensing schemes can all make it illegal without the correct permissions.
The rapid growth of Airbnb has created a widespread assumption that any property owner can freely list their home or investment property as a short-term let. This assumption can be costly — and in some cases, criminal.
In London, the Deregulation Act 2015 limits short-term letting of an entire dwelling to 90 nights per calendar year without planning permission. Exceeding this is a breach of planning law. In Scotland, a mandatory short-term let licence scheme requires all hosts to obtain a licence from their local authority. Many councils across England are piloting similar schemes.
Beyond planning, there are further layers: most residential buy-to-let mortgages prohibit short-term letting (your consent-to-let usually specifies minimum tenancy lengths). Most leasehold properties include a covenant against subletting without the freeholder's written consent. Operating commercially as an SA without correct permissions risks prosecution, fines, and forced sale in extreme cases.