Answers · Rules, night limits and registration
How do I prove how many nights my property was let?
Short answer
With a night-by-night record that was written at the time, not with a screenshot of your calendar. A calendar shows how things stand today, and every block you add or remove rewrites what it says about past days. A statement worth sending names the property and its registration number, the rule it was measured against, the total beside the limit, one row for every night in the period, and an honest account of which days were recorded on the day and which were worked out later. Airflow keeps that record for each property you track and lets you download it as a spreadsheet. It is a measurement, not a legal finding: ask your authority what evidence it accepts, and read the linked guide for your city, which carries the date it was checked and the authority's link.
Why a calendar screenshot proves nothing
A booking calendar is current state, and it is designed to be edited. Block a week today and those days read as blocked, including last March when they were open. Delete a block and closed days reappear as though they were always available. Disconnect a channel feed and every block it created leaves with it. None of that is a fault. It means the calendar cannot be evidence of a past date.
The question you are asked is always about days that have gone: how many nights were let in the calendar year, or what share of the year the property was available. Each platform sees only its own bookings, so the authority may hold a figure for each channel. What it does not hold is your total, unless you give it one.
How to do it with Airflow
- 1
Import every channel
Add each calendar link or upload a CSV, and include direct bookings and any paid by bank transfer. The count is only as complete as what Airflow can see.
- 2
Turn on tracking for the property
In the property's settings, open the Block Dates tab, tick Track this property on the Letting limit card and pick your city's rule. From that night, Airflow writes one row per night.
- 3
Save your registration number
In the same card, if your city issues one. It appears in the header of the statement.
- 4
Download the statement and keep a copy
Download statement (CSV) appears under the readout. For a calendar-year rule, download one in the last days of December, because an earlier period cannot be chosen from the portal yet.
What the statement contains
The spreadsheet Airflow produces for one property, in two parts.
| Property and registration number | The property's name, and the number as saved or "not set" |
|---|---|
| The rule | The rule you picked, what it counts (nights booked or nights offered), per night or per room-night, and the start and end of the window |
| The total | Your counted figure with the limit beside it |
| How the record was made | The number of observed days and of reconstructed days |
| One row per night | The date, its state (open, booked, blocked by you, blocked by a channel feed, or unpublished), whether it was offered, whether it was booked, and the bedroom count |
| The disclaimer | "A measurement against a threshold configured by the property owner. Not a legal assessment of compliance." |
The header shows the rule in force when you downloaded the file, not a history of changes. If you change rule partway through a year, download a statement first.
Observed and reconstructed days
Observed means the night was written into the record by the daily snapshot, which runs every night once tracking is on. Reconstructed means it was worked out afterwards from your bookings and blocks. When you first switch tracking on, Airflow rebuilds the previous 365 days so the count is useful straight away, and labels each of those days as reconstructed. They are weaker evidence and the statement says so. The observed record starts only on the night you turn tracking on, which is the reason to start before anyone asks.
Rules change, and this page is not legal advice
What counts as a night, and what evidence an authority will accept, differs by city and changes. The guide for your city states the date it was checked and links to the authority. Airflow measures and keeps the record. Whether you complied is for you and the authority to decide.
Other ways to do this
Airflow is one option. These are the others, and when each is the better choice.
- A spreadsheet kept as you go
- One row per booking, every channel, updated when each booking arrives. It can show nights let if you keep it faithfully. It is harder to show nights offered, and a reader cannot tell when a row was written.
- Each platform's booking export
- A download of your reservations from each platform is the platform's own record and carries weight for that channel. You still have to add the channels together and account for direct bookings.
- An accountant or lawyer
- If a formal request has arrived, someone who knows the local rule can tell you what the authority expects and how to present it. They will still need the underlying record from you.
What Airflow does not do
- The statement is a measurement against a rule you chose. It is not a certificate, and Airflow never says you are compliant.
- Airflow does not send the statement to an authority or file anything for you.
- It does not record a property in the background before tracking is turned on. Earlier days can only be reconstructed.
- Statements are downloaded one property at a time, for the rule's current window only.
Common questions
Will the council accept this statement?
That is for the authority to say. Ask what form of evidence it accepts before you send anything. The statement is built so that a sceptical reader can recount the total from the rows. What to check before you send a statement →
Can I produce a statement for last year?
Not for an earlier period from the portal yet. The statement covers the rule's current window: this calendar year, or the 365 days up to today for a rolling rule. Days before you turned tracking on appear as reconstructed. Why the record cannot be backfilled →
Does a booked night count as offered?
In Airflow, yes. A night that sold was on the market, so only a genuine host block reduces availability. Blocks arriving from a channel feed count as offered by default, and you can change that. How nights are classified in the ledger →
Do the platforms not already report my nights?
In the EU, from 20 May 2026, platforms report host activity to national authorities every month. Each reports only what it handled, so the total across channels and direct bookings is still yours to produce. What platforms report under the EU regulation →
Does the statement cost extra?
The letting limit and the statement work on any property, for anyone with an owner, admin or manager role on it, with no separate plan. Current plans are on the pricing page. Pricing →
Try it on your own bookings
Forward a few booking emails and look at what Airflow builds from them. A card is needed at sign-up.
Start with Airflow See plans and pricing