The 90-day rule on Airbnb refers to a platform policy where properties are generally not allowed to be rented out for more than 90 nights per year. This limit is enforced directly by Airbnb and applies to a calendar year.
Understanding the Airbnb 90-Night Limit
Airbnb implements this rule to manage the impact of short-term rentals and to comply with various local regulations. It's a critical policy that hosts, especially those in affected regions, must be aware of to avoid disruptions to their listings.
How the 90-Night Limit Works
- Annual Cap: A property can be booked for a maximum of 90 nights within a single calendar year (January 1st to December 31st).
- Counting Method: This limit includes all bookings, whether they are for 90 consecutive days or spread out across the year as multiple shorter stays. For example, ten separate 9-night bookings would count towards the 90-day total, just as a single 90-night booking would.
- Automatic Deactivation: Once the cumulative total of bookings for a listing reaches 90 nights within the calendar year, Airbnb will automatically close that property's listing. The property will remain unavailable for new bookings through Airbnb until the start of the next calendar year.
Why the 90-Day Rule Exists
While the 90-day rule is an internal Airbnb policy, its existence is largely driven by a broader effort to regulate short-term rentals globally. Many cities face challenges related to housing availability, neighborhood character, and tourism impact, leading local governments to impose restrictions on how long properties can be rented out for short stays.
- Local Regulations: In numerous cities, such as London and Amsterdam, local authorities have implemented strict limits on the number of days a residential property can be rented out on a short-term basis. Airbnb's 90-day rule often aligns with or is a direct response to these local laws.
- Balancing Act: The rule aims to strike a balance between allowing hosts to share their homes and ensuring that residential housing stock remains available for long-term residents, preventing homes from effectively becoming full-time hotel alternatives.
Impact on Hosts
This rule significantly impacts how hosts can operate their short-term rental businesses.
- Strategic Planning: Hosts need to carefully plan their booking calendar to maximize their rental income within the 90-night limit.
- Income Limitations: For hosts relying solely on short-term rentals, this rule can cap their potential annual earnings from the property through Airbnb.
- Compliance: It necessitates a deeper understanding of both Airbnb's platform policies and local governmental regulations.
Here's a quick overview of the rule's key aspects:
| Aspect | Description |
|---|---|
| Limit | 90 nights per calendar year (January 1st to December 31st) |
| Counting Method | All bookings count towards the limit, regardless of duration or if they are consecutive or spread out. |
| Consequence | Airbnb automatically closes the listing once the 90-night threshold is reached, and it remains closed for the remainder of the calendar year. |
| Primary Goal | To manage the supply of short-term rentals, often in response to local regulations aimed at preserving residential housing and community character. |
| Affected Properties | Primarily residential properties listed for short-term stays on Airbnb in regions where this rule is active (e.g., specific listings in London). Hosts should check their dashboard for applicability. |
How Hosts Can Manage the 90-Day Rule
Hosts operating in regions affected by the 90-day rule have several strategies to consider:
- Monitor Bookings Closely: Regularly check your Airbnb hosting dashboard for updates on your remaining available nights within the calendar year. Airbnb often provides tools to help track this.
- Adjust Pricing Strategy: Implement a dynamic pricing strategy that maximizes income from the limited nights available. Consider higher rates during peak seasons or for premium dates.
- Consider Mid-to-Long Term Stays: Once approaching the 90-night limit, pivot to offering longer stays (e.g., 30+ nights). These often fall outside the short-term rental regulations and can provide consistent income. Explore Airbnb's Long-Term Stays guidelines for more information.
- Explore Alternative Platforms: Diversify your listings to other rental platforms that may have different rules or cater specifically to longer-term rentals, if compliant with local laws.
- Understand Local Regulations: Always verify specific short-term rental laws in your city or country. Airbnb's rule might be an enforcement of a local ordinance, and there could be other requirements (like licensing) you need to meet. You can often find this information on your local government's official website (example placeholder link).
- Optimize Guest Selection: Focus on attracting reliable guests who may book slightly longer stays within the limit, rather than many very short stays that quickly consume your available nights.
By proactively managing their listings and understanding both Airbnb's policies and local legal frameworks, hosts can navigate the 90-day rule effectively.
