Airbnb has opened the doors for homeowners to earn extra income by letting out their properties — whether it’s a cosy room in Amersham, a quaint cottage in Wendover, or a converted barn in the heart of the Chiltern Hills. But if you’re listing your primary residence, how many days a year can you legally rent it out in the UK?
Let’s break it down — with a specific focus on hosts in Buckinghamshire and the Chilterns.
The 90-Day Rule: Does It Apply to You?
You may have heard about a 90-day limit for short-term lets. But here’s the good news:
The 90-day annual limit only applies to properties in Greater London.
So, if you’re hosting in Buckinghamshire or the Chilterns, you’re not subject to the 90-day cap — unless your local council has introduced specific restrictions (which, at the time of writing, most in this region have not).
That means, you can let out your primary residence on Airbnb for more than 90 days a year, as long as you meet other regulatory requirements.
But Wait — What Counts as a “Primary Residence”?
A primary residence is typically the home where you live for the majority of the year. If you rent out your entire home while you’re away, or just a spare room while you’re in residence, both fall under short-term letting, but there are some key differences in how councils and HMRC might view them.
If you’re only letting occasionally, and it’s clear that it’s still your main home, you’re unlikely to trigger any planning issues.
Local Planning and Licensing in Bucks & the Chilterns
While there’s no blanket day-limit in place, some local councils in the region may require planning permission if your letting becomes frequent enough to be considered a “material change of use” — particularly if you’re letting the entire property and not living there at the same time.
Here’s a quick snapshot of the current state of play:
It’s always best to check with your local planning department to confirm whether your activity needs permission.
Tax Considerations for Hosts
If you’re letting out your primary residence on Airbnb, you may be able to take advantage of the Rent-a-Room Scheme, which allows you to earn up to £7,500 tax-free per year if you’re letting a furnished room in your own home.
However, if you’re letting out the entire property, or if it’s more of a business operation, you may fall under different tax rules. In that case, you’ll need to:
Insurance and Mortgage Considerations
Don’t forget to check your home insurance policy and mortgage agreement. Many standard policies don’t cover short-term lets, and some mortgage lenders require consent if you plan to Airbnb your home, even temporarily.
Summary: What’s the Limit?
✅ No 90-day cap in Buckinghamshire or the Chilterns
✅ Check with your local council for planning permission if you’re letting frequently
✅ Use the Rent-a-Room tax allowance if you’re letting part of your home
✅ Inform your insurer and mortgage provider
Final Thoughts
Airbnb hosting in Bucks and the Chilterns offers fantastic potential — especially with the area’s natural beauty, charming villages, and proximity to London. Just make sure you stay on the right side of the law and local regulations.
Thinking of turning your Airbnb side hustle into something more serious? Or unsure whether your setup is compliant? Drop us a message — we work with hosts across Buckinghamshire to keep their short-term lets legal, profitable, and stress-free.