Introduction to Airbnb Hosting and Legal Updates

In October 2016, a series of posts examined the legal landscape for renting properties via Airbnb, focusing on whether hosts have the right to rent out their properties, the types of occupation involved, and the applicable legal rules. Now, over nine years later and with the Renters Rights Act 2025 set to come into force on 1 May 2026, it is timely for landlords and hosts to review these issues again.

The Renters Rights Act 2025 primarily affects properties let as permanent homes under assured tenancies. While Airbnb is typically associated with short-term holiday lets, some properties are let on a longer-term basis through the platform, which means hosts must be aware of the new legal requirements and the significant penalties local authorities can impose for non-compliance.

Increased Local Authority Enforcement

Before the Renters Rights Act 2025, local authorities already had powers relating to:

• Selective licensing schemes
• Enforcement of Houses in Multiple Occupation (HMO) regulations
• Council tax investigations into holiday lets
• Planning enforcement, particularly in London and other major cities

The new legislation introduces a general enforcement duty on local authorities, which did not previously exist. This change means that the risk of enforcement action for landlords granting assured tenancies via Airbnb will increase significantly, making compliance more important than ever.

Planning Restrictions and the 90-Night Limit in London

Landlords and hosts must also be mindful of planning restrictions that apply to short-term lets. For example, Greater London enforces a 90-night limit on Airbnb-style lets, a rule that has become more widely known and rigorously applied. It is essential to check local planning policies to ensure that letting arrangements comply with any applicable restrictions.

The Blurred Line Between Short-Term Holiday Lets and Permanent Homes

A key legal question is when a short holiday let becomes a permanent home. Consider a scenario where a guest:

• Books accommodation via Airbnb
• Moves in with personal belongings
• Stays for three to six months
• Pays rent monthly
• Treats the property as their main residence

In such cases, the arrangement may be reclassified as an assured tenancy rather than a holiday let. This distinction carries significant legal implications, including the application of tenant protections under the Renters Rights Act 2025.

Implications for Landlords and Hosts

Landlords and hosts should update their knowledge of legal obligations in light of these developments. Failure to comply with the new rules could result in substantial financial penalties. Importantly, simply finding tenants through Airbnb and referring to them as ‘guests’ does not exempt landlords from legal responsibilities.

Training and familiarisation with the Renters Rights Act 2025 are advisable for anyone involved in Airbnb hosting or letting properties on a longer-term basis through the platform.

Further Resources and Training

For those seeking detailed guidance, a collection of Airbnb-related posts is available, and regular training webinars are offered to help landlords and agents stay compliant with evolving legislation.

Suggested internal link anchors

• Renters Rights Act 2025
• assured tenancies
• local authority enforcement
• planning restrictions
• HMO regulations
• council tax investigations
• Airbnb hosting
• holiday lets
• tenant protections
• landlord legal obligations
• short-term lets
• property letting compliance

TLA update

TLA is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers selected to support landlords, tenants, and property management businesses. We are inviting legal, trades, insurance, financial, mortgage, tenant screening, and other service providers to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/