Airbnb Next Door: What Can You Do About It?

When a Neighbour's Property Becomes a Short-Term Let

A property nearby stops being a permanent home and starts welcoming a different set of guests every weekend. Suitcases appear on Friday evenings. The bins fill up faster than usual. Late night noise drifts over the fence from people you have never seen before and will never see again.

Short-term holiday lets through platforms like Airbnb have grown rapidly across the UK. For some neighbours, this creates ongoing problems with noise, antisocial behaviour, and a constant stream of unfamiliar faces. If you find yourself in this position, there are practical steps you can take.

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Is It Legal to Run a Short-Term Let?

In most of England, no law automatically prevents someone from letting out their property on a short-term basis. Homeowners are often free to use platforms like Airbnb without needing special permission, though this depends on their specific circumstances.

London is an exception. Under the Deregulation Act 2015, properties in Greater London can only be let on a short-term basis for up to 90 nights per calendar year without planning permission. Beyond that limit, the owner needs to apply to the local council.

Outside London, no equivalent cap currently exists in England, though the government has consulted on introducing a national registration scheme. Scotland operates a licensing scheme that requires all short-term let operators to obtain a licence from their local authority. Wales introduced a compulsory registration scheme in 2022, and local authorities there now have powers to designate areas where planning permission is required to use a property as a short-term let.

Even where a let is generally lawful, it can still breach other rules. Lease terms or freehold covenants may prohibit short-term letting. Some mortgage agreements forbid it without the lender's consent. Planning rules may also apply if the property has changed its use from a dwelling to something closer to a commercial holiday let on a permanent basis. Standard home insurance policies often exclude short-term letting, which is primarily the owner's concern but worth noting if damage affects neighbouring properties.

Your situation may be slightly different. ask a question below ↓ and our editorial team will reply with our advice.

What to Do About Problem Guests

When issues arise from a short-term let, you have several options depending on the nature of the problem.

• Noise and antisocial behaviour: Your local council has powers to deal with statutory nuisances under the Environmental Protection Act 1990. This includes excessive noise at unreasonable hours. Contact your council's environmental health team to report ongoing problems. Keep a diary of incidents with dates, times, and descriptions.
• Repeated disturbances: If the property is causing persistent antisocial behaviour, the council may also consider action under the Anti-social Behaviour, Crime and Policing Act 2014. This could lead to warnings or notices being issued to the property owner.
• Planning breaches: If you believe the property has effectively become a commercial holiday let without permission, you can report this to your council's planning enforcement team. They will assess whether a material change of use has occurred.
• Platform complaints: Airbnb allows neighbours to report problem listings through its Neighbourhood Support line. Other platforms may have less accessible reporting processes, so check each site's policies.

Speaking to the property owner first is often worth trying, particularly if they are unaware of how their guests are behaving. Some hosts are responsive and will take steps to screen guests more carefully or set clearer house rules. Community mediation services, often available free through local councils, can help facilitate these conversations if direct approaches have not worked.

Getting Further Help

If direct communication and council involvement have not resolved things, you may want to seek advice on other legal routes. An injunction or action based on private nuisance may be possible in some cases, though this typically requires legal advice and can involve significant costs.

Be aware that council enforcement resources vary considerably. Some authorities respond quickly to complaints while others face significant backlogs. Citizens Advice can help you understand your options. For detailed information on planning rules and local authority powers, check GOV.UK or contact your council directly.

The rules around short-term lets are still developing, and more regulation may be introduced in coming years. For now, your main tools are council enforcement, platform reporting, and clear records of the problems you are experiencing.

The Next Step

Now that you have read through the advice above, you might want to put it into practice. Our Anti-Social Behaviour Action Plan lets you get a clear action plan to deal with anti-social neighbours. Takes 2 minutes. Try it now →