A 90-day rule workaround is legally possible in London through a hybrid rental model. It combines peak-season short-lets and longer mid-lets. It allows you to stay compliant with London’s heavily regulated rental market while maximising occupancy rates and rental income.
\nKey Takeaways:
\nThe 90-day rule is a legal restriction imposed on rental properties in the Greater London area. It prohibits the use of residential properties as a short-term holiday accommodation for more than 90 nights a year (1 January to 31 December).
\nThe 90-day rule in London is becoming harder to navigate as short-term rentals face stricter enforcement and mandatory registration (through the National Registration Scheme). The latter allows authorities to strictly monitor short-term stays across different platforms, removing loopholes that short-let owners previously used to bypass the restriction.
\nEstablished under the Deregulation Act 2015, the 90-day rule was intended to:
\nWhat does this mean for short-term rentals?
\nIt puts short-term rental owners in a constrained position, significantly limiting profitability. Previously, they relied on multi-platform listings to bypass enforcement limits. But that’s no longer possible. The National Registration Scheme brings a centralised property-tracking system that makes it easier to identify non-compliant properties.
\nUnless short-term rentals obtain planning permission to go beyond the 90-day limit, they risk sitting empty for 275 days a year.
\nThe solution is simple. Short-term rentals should consider more strategic letting models to keep their rental business thriving.
\nAt City Relay, we use a hybrid rental model in which rental properties alternate between short-term bookings and mid-term stays. Our data shows it can maximise rental income, generating up to £6,000 in monthly revenue while ensuring a reliable income stream at an 88% occupancy rate.
\nDid You Know…
\nFlexible letting, a strategy that blends short-, mid-, and long-term stays, could lead to occupancy rates of up to 98% in London. See how The Cleveland Arms achieved 98.3% occupancy.
\nA Hybrid Rental Model, or as City Relay refers to as the Flexible Letting Strategy, divides a rental property’s calendar between high-revenue short-term bookings and steady longer stays. It ensures properties can maximise seasonal demand while remaining compliant and avoiding prolonged vacancies.
\nThis model can be simplified into two phases.
\nThe first phase focuses on London’s peak tourism period, usually between May and August. Nightly rates can reach their highest levels due to summer tourism, major events, school holiday schedules, local festivals, and business travel.
\nDuring this phase, short-term rentals can maximise average nightly rates, cleaning fee recovery, and occupancy. This leads to peak revenue potential, especially for properties near tourist hotspots or public transport.
\nWhile short-term rentals can spread the 90 days throughout the year, focusing on the peak season allows them to free up the rest of the calendar for the next phase of this hybrid rental model.
\nOnce the 90-day limit is exhausted, the property transitions to mid-term letting. Based on the Explanation Notes of the Deregulation Act 2015, a temporary stay (shortlet) refers to an occupancy by the same person for less than 90 consecutive nights. A stay of more than 90 days by the same occupant is considered a mid-term letting.
\nThis arrangement is popular among:
\nMid-term rentals offer several advantages to shortlet owners, including lower turnover costs, predictable monthly income, a shorter void period, and a lower risk of wear and tear from frequent turnovers.
\nUnlike long-term rentals, midlets aren’t covered by the Renters’ Rights Act (RRA), which means owners preserve more control over availability and pricing. And if you target corporate lets, they are exempt from the RRA, which only covers agreements with individuals, not companies.
\nSome platforms, such as Airbnb, typically consider a month-long booking (28+ days) a mid-term stay and won’t count it toward the 90-day counter. However, it’s important to remember that London authorities won’t think of it that way. If a stay is below 90 days, it will always count.
\nA hybrid rental model works because it captures the peak summer income while ensuring occupancy the rest of the year. With both standard shortlets and traditional longlets restricted by local regulations, a flexible letting model creates revenue resilience without compromising compliance.
\nImagine an Airbnb that performs well during the summer. Once the property reaches the 90-day limit, it keeps you within a compliance trap where you can’t get more bookings lest you risk suspension. Platforms will close your booking calendar until next year. This means your income stops unless you get planning permission.
\nThen consider a long-term rental that provides income stability but locks you into a flat monthly rate. With the RRA, you can’t even increase rent without going through rent reviews or producing evidence to justify it. It limits flexibility and increases exposure to rolling tenancy regulations.
\nA hybrid or flexible solution blends the best of both strategies. You can enjoy premium nightly rates during peak season thanks to short-term rentals. Then you switch to mid-term stays, where you maintain occupancy and enjoy pricing adjustments without the typical RRA restrictions.
\nBut it’s not just the appeal of a higher or consistent revenue. A Hybrid Rental Model brings:
\nFlexible letting is only beneficial if you use the right contracts, occupancy structures and compliance procedures. A poorly managed midlet could accidentally trigger tenant rights and expose landlords to legal complications.
\nThere are three things you need to consider to minimise these legal risks.
\nSuccessful hybrid rentals require a streamlined operational system that supports both hospitality-style shortlets and longer midlet stays. London landlords will need adaptable pricing strategies, efficient cleaning and maintenance services, expert marketing pivots, and digital tools to maintain profitability and prevent operational disruption.
\nHere’s how we do it at City Relay.
\nA hybrid rental model is not just an alternative letting strategy. With the greater restrictions imposed on London landlords, including the 90-day rule, it becomes clear that ensuring profitability while maintaining compliance through flexibility is an effective solution. It allows you to stay competitive and financially resilient under the evolving PRS landscape.
\nWith a flexible letting strategy, you can maximise peak-season tourism while maintaining compliance and year-round occupancy – as long as it’s managed properly.
\nA successful hybrid rental model works if it has:
\nThis is where professional property management plays a key role in helping London landlords pivot. City Relay helps property owners implement a flexible rental strategy through market expertise, digital systems, streamlined operations, in-house housekeeping and maintenance, multi-platform management, and compliance support.
\nIf you want to understand how your property can thrive under a hybrid rental model, now is the best time to discuss with a property expert. Stay ahead of the next seasonal demand.
\nGet a free rental estimate now.
\n","date":"2026-05-27T09:07:13","day":"27","month":"May","year":"26","resourceTypes":{"nodes":[{"name":"Partner"}]},"resourcePostItem":{"resourcePostItem":{"embed":"","category":"london","download":{"button":null,"image":null},"cta":null,"content":[{"question":"What is the best 90-day rule workaround in London?","answer":"The most effective 90-day rule workaround is a hybrid rental model. It combines short-term holidays (<90 days) with mid-term stays (>90 days) to ensure profitability, year-round occupancy, and compliance.
\nThis allows landlords to maximise the peak earning potential of the summer season while securing occupancy the rest of the year without risking the 90-day limit.
\n","fieldGroupName":"post_Resourcepostitem_ResourcePostItem_Content_Faqs"},{"question":"Are mid-term rentals affected by London’s 90-day rule?","answer":"While platforms like Airbnb treat 28+ night stays as long-term, only stays of 90+ consecutive nights are legally exempt from being tracked by the council. Make sure you’re using the right contract and compliance structure for the mid-term stay to avoid creating tenancy rights under the Renters’ Rights Act.
\nThis is why it’s beneficial to work with a professional who understands the nuances of the flexible rental model to ensure a smooth and compliant switch between letting strategies.
\n","fieldGroupName":"post_Resourcepostitem_ResourcePostItem_Content_Faqs"},{"question":"Can corporate lets help London landlords avoid tenancy risks?","answer":"Corporate lets can be a good strategy for securing mid-term stays because you’re making an agreement with a registered business rather than an individual. Company lets are exempt from the Renters’ Rights Act because the Act only applies to individuals.
\nThis introduces a different kind of occupancy arrangement that brings longer stays and allows greater operational flexibility despite current PRS restrictions. You can target relocation companies, multinational businesses, and production firms.
\n","fieldGroupName":"post_Resourcepostitem_ResourcePostItem_Content_Faqs"},{"question":"Why are hybrid rental strategies getting popular in London?","answer":"Hybrid rental strategies are increasingly popular now because London landlords face growing restrictions from regulatory changes, stricter enforcement, and higher operational costs. With shortlets facing the 90-day rule and longlets limited by the RRA, midlets offer the sweet spot that allows London landlords to protect year-round profitability. It offers a long-term operational strategy, not just a temporary workaround.
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