Vacation Rental Management

European Short-Term Rental Regulations in 2026 - Summary

  • Jan 25, 2026

Short-term rentals (STRs) think Airbnb, Booking.com vacation listings, and similar platforms—have exploded across Europe over the past decade. They offer travelers unique stays and extra income for hosts, but they've also been blamed for driving up housing prices, reducing long-term rental availability, and contributing to overtourism in popular cities.

As of January 2026, Europe is in the midst of major regulatory shifts. The European Union has introduced harmonized rules focused on transparency and data, while many cities and countries layer on stricter local limits. Here's a clear overview of the current landscape.

The Key EU-Wide Framework: Regulation (EU) 2024/1028

Adopted in 2024, this regulation - focused on online short-term accommodation rental services data collection and sharing officially applies from May 20, 2026. Its primary goal isn't to ban or heavily restrict STRs outright but to give public authorities reliable data to monitor and manage the sector effectively.

Main elements include:

  • Registration system: Where Member States (or regions/cities) have registration schemes for short-term furnished rentals, hosts must register online (often free or low-cost). They receive a unique registration number and must provide accurate details about the property (address, beds, any required authorizations) and themselves (ID, contact info).
  • Host obligations: Submit truthful declarations; properties get listed in a public register.
  • Platform responsibilities (Airbnb, similar sites):
    • Display registration numbers on listings.
    • Allow hosts to declare status.
    • Conduct random checks on validity.
    • Report issues to authorities.
    • Transmit monthly (or quarterly for smaller operators) activity data per listing to a national single digital entry point.
  • Data handling: National coordinators manage secure, machine-readable databases. Data is shared only with eligible authorities and retained limitedly.
  • Exclusions: Hotels, hostels, campsites, etc., are not covered. The rules don't override national housing, planning, tax, or safety laws.
  • Enforcement: Member States set penalties (to be defined by May 2026), with authorities able to suspend/cancel registrations for non-compliance.

This creates a more transparent market, helping combat fake listings and improve policy-making around housing impacts.

Upcoming EU Developments: Addressing the Housing Crisis

In December 2025, the European Commission announced plans for additional legislation to tackle affordable housing shortages and speculation. Draft proposals are expected by the end of 2026. While not aiming for outright bans, it could give local authorities more tools—like "white lists" of permitted measures in stressed areas, such as night caps (limits on rental days per year) to impose proportionate restrictions where housing pressure is high. This builds on concerns that unresolved affordability issues could fuel social and political tensions.

Local and National Variations: A Patchwork of Rules

While the EU sets the data foundation, actual restrictions remain largely local or national. Tourist hotspots have tightened rules significantly by 2026, often with registration, licenses, and caps.

Here are key examples from major cities/countries:

  • Spain (especially Barcelona, Madrid, Valencia): Among the strictest. Barcelona plans to phase out tourist short-term rentals entirely by November 2028, with platforms already removing thousands of non-compliant listings. Many areas require tourist licenses, community approvals, and habitation licenses. Platforms enforce compliance more rigorously in 2026.
  • Netherlands (Amsterdam): Very restrictive short-term rentals often limited to 30 nights/year (with proposals or changes to as low as 15 nights in some updates). Properties must be primary residences in many cases; annual permits and safety checks are mandatory.
  • France (Paris): Night caps (often around 120 days/year for non-primary residences), mandatory registration, and strict enforcement against illegal rentals.
  • Germany (Berlin): City-issued registration numbers required; historical restrictions on entire properties (bans on non-primary home rentals in many zones).
  • Italy: Preparing tougher national rules, including potential local planning limits and administrative tightening. Cities like Milan ban key boxes (lockboxes) on public land from 2026.
  • Greece and other southern hotspots: Increasing registration and fiscal requirements, with administrative tightening alongside tax reforms.

Common local themes across Europe include:

  • Mandatory registration/licensing.
  • Safety standards (smoke alarms, electrical/gas checks, energy certifications).
  • Taxation compliance (often improved via data sharing).
  • Community protections (nuisance rules, primary residence requirements, night caps).

What This Means for Hosts, Platforms, and Travelers in 2026

  • Hosts: Check local rules carefully non-compliance can lead to fines, delistings, or registration revocation. The EU data rules make it harder to operate "under the radar."
  • Platforms: Must verify listings, display numbers, and share data, leading to more removals of non-compliant properties.
  • Travelers: Expect fewer options in high-pressure cities, higher prices for legal listings, and more emphasis on registered, compliant stays. Always verify registration numbers.

Europe's approach balances tourism benefits with housing needs stricter than before but not uniform bans everywhere. The May 2026 rollout of data rules marks a turning point, with potential further tightening by late 2026 or beyond.

Stay informed via official sources like EUR-Lex for EU rules or local tourism/housing authorities for city-specific details. The landscape continues to evolve rapidly.