The rules governing private tenancies in England changed on 1 May 2026. If you are reconsidering the future of your London property, this is a sensible time to compare the available letting models.
A short let will not be right for every property or every owner. Neither will a conventional long let. We can assess your property, explain the practical options and give you an honest view of what may suit you.
The Renters’ Rights Act changed how most privately rented properties in England are let and how landlords can regain possession.
These changes do not mean long-term letting is no longer viable. They do mean landlords should understand the different balance of income, flexibility, responsibility and access associated with each model.
| 1 Long-term residential let | 2 Flexible short letting | 3 Company or medium-term accommodation | |
|---|---|---|---|
| Typical occupier | Individual or household using the property as their home | Leisure, business or visiting guests | Company-booked guests, relocating employees or project workers |
| Income | More predictable monthly rent | Can offer higher gross nightly rates, but varies by season and occupancy | Usually agreed around the length, property and requirements of the stay |
| Access | Limited while the tenancy continues | Greater availability between bookings | Depends on the length and legal structure of the agreement |
| Management | Tenancy, compliance and property management | Pricing, marketing, guest communication, housekeeping and maintenance | Booking, company communication, property support and appropriate agreements |
| Best suited to | Owners prioritising stable occupancy | Suitable homes where flexibility and active management are valued | Selected properties suitable for longer business or relocation stays |
A conventional residential let may still be the right option if your priority is regular monthly income and you do not require frequent access to the property.
Landlords must now operate within the assured periodic tenancy framework and use an appropriate legal ground if they need to regain possession.
The aim is not to push every landlord towards short letting. If a conventional tenancy still looks like the better option, we will say so.
Short-term letting allows a suitable property to be offered for individual stays rather than being occupied under a conventional residential tenancy.
It also requires considerably more day-to-day work. Listings, pricing, enquiries, guest vetting, arrivals, cleaning, linen, maintenance and support all need to be managed properly. A Place Like Home can oversee the full process so you do not have to operate the property yourself.
In Greater London, a residential property can generally be used as temporary sleeping accommodation for up to 90 nights in a calendar year without planning permission, provided the legal conditions are met.
Using the property as temporary sleeping accommodation beyond the permitted limit will normally require planning permission. Lease, mortgage, insurance and building restrictions may apply even where planning permission is not required.
We can discuss the likely operating model with you, but owners remain responsible for ensuring that they have the necessary permissions.
Some properties may be suitable for longer business, relocation or project-based stays booked through a company. This can provide a middle ground between frequent short stays and a conventional residential tenancy, but the arrangement must be structured correctly.
Whether an arrangement falls inside or outside the assured tenancy framework depends on who enters into the agreement, who occupies the property, the purpose and length of the stay, the rights granted and how the property is used in practice.
A company booking or licence is not automatically exempt from every tenancy, planning or regulatory requirement simply because it has been described as a “company let”.
A Place Like Home can consider suitable properties for professionally managed company and medium-term accommodation. We will explain the proposed model clearly and will not recommend an arrangement unless we believe it is appropriate for the property and intended stay.
A landlord should not regain possession using one stated legal ground and then immediately use the property for an inconsistent purpose.
Where possession is sought under the statutory moving-in or selling grounds, a 12-month restricted period can prevent the property from being marketed or re-let. Specific rules and exceptions apply, so legal advice should be obtained before serving notice or changing the intended use of a tenanted property.
We will not assist an owner in avoiding tenancy protections or using a possession ground for a purpose that is not genuine.
The answer depends on more than the headline monthly rent or nightly rate. We would look at:
A higher gross income does not automatically produce a higher net return. Our assessment considers the practical operating requirements as well as potential revenue. Any income estimate will be specific to the property and should be treated as a projection rather than a guarantee.
New assured shorthold tenancies can no longer be created. Most existing ASTs became assured periodic tenancies on 1 May 2026.
A tenant under an assured periodic tenancy can generally end the tenancy by giving two months’ notice in writing, subject to the detailed rules and any valid written agreement for a shorter notice period.
You cannot simply require a tenant to leave because you prefer a different letting model. You must have a valid legal ground and follow the correct possession process. Obtain legal advice before taking action.
Suitability depends on the property, location, presentation, permissions, likely availability and anticipated guest demand. We can provide an initial assessment.
In London, using a residential property as temporary sleeping accommodation for more than 90 nights in a calendar year will normally require planning permission.
You should check all three before changing the use of the property. Some mortgage terms, leases and insurance policies restrict short or company letting.
Not automatically. The position depends on the parties, how the property is occupied and the substance of the arrangement. Appropriate legal advice and documentation are essential.
This depends on its condition, permissions, existing occupancy, photography and preparation requirements. We will outline the likely process following the assessment.
Tell us about your London property, its current situation and what you want to achieve. We will assess its suitability and explain the realistic letting options.
Email: [email protected]
Tel: +44 20 7228 4668
The content on this page is general information and does not constitute legal, financial, planning or tax advice. Tenancy, possession, planning and company-accommodation rules depend on the facts of each case. Owners should obtain advice from appropriately qualified professionals before ending a tenancy, serving notice, changing the use of a property or entering into a new type of letting agreement.
