EU Commission Proposes 2026 Rules to Curb Short‑Term Rentals in Historic City Centers and Housing‑Stress Areas

Breaking: EU moves to Tame Short-Term Rentals in Housing-Stressed Areas

European authorities plan a landmark regulatory push to curb the impact of short-term rentals where housing is tight, with a clear focus on historic city centers. the move stops short of bans, but introduces targeted limits and safeguards designed to protect residents while keeping travel options open.

What’s on the table

The European Commission’s housing plan, set to be formally unveiled by the end of 2026, aims to curb the moast disruptive effects of short-term rentals without erasing them. A senior commissioner explained the approach in a parliamentary hearing, stressing that people should not be priced out of the neighborhoods where they were born or wish to live.

Key elements include designating areas under housing stress and applying stricter rules there, rather than across the entire country. Historic centers of big cities are identified as the priority zones, with Italian cities such as Florence, Venice, Naples, Rome, and Milan repeatedly cited as examples where shortages are most acute.

Authorities would empower municipalities to impose measures that soften the drag on long-term housing markets while preserving tourist opportunities.

Possible measures for housing-stressed zones

The plan outlines several concrete tools that could be used in targeted areas. Among them: a cap on the number of nights a property can be rented out each year, or a seasonal rule that confines rentals to certain months while requiring other channels to be used during the rest of the year. A clearer distinction between professional hosts and non‑professional sellers of accommodation is also on the table to reduce unfair competition with customary hotel services, while ensuring safety and consumer protections are maintained.

These steps would be designed to avoid blanket bans and instead tailor rules to local conditions, with enforcement varying by municipality.

implications for residents, hosts, and travelers

Officials also mention that 2026 will bring alignment between the housing rules and the budget law, reinforcing the new framework. In practice, the measures could mean that property owners, whether they list a unit full‑time or as a side venture, must comply with stricter safety and consumer standards, while municipalities retain the flexibility to apply more protective limits in areas most affected by tourism-driven housing pressure.

For residents, the goal is stability in neighborhood housing supply and a guard against sudden displacement. For hosts, the changes will require clearer classifications and potentially new compliance obligations. For visitors, the result should be a more balanced access to lodging options without deteriorating the experience in historic destinations.

Table: Proposed tools and affected areas

Tool	what it does	Where it applies	notes
Maximum rentable nights per year	Limits the total nights a property can be rented short-term	Housing-stressed zones; selective use by city	Not a blanket ban; aims to preserve long-term housing stock
Seasonal restrictions	Restricts rentals to specific months, with other periods allocated to non-tourist uses	High-demand tourist seasons in stressed areas	Potential to channel stays toward students or other uses off-peak
Professional vs non-professional host differentiation	Distinct rules reflecting scale and safety obligations	Nationwide, with emphasis in affected zones	Ensures fair competition with hotels while protecting consumers
Safety and consumer protections	Stricter standards tied to professional listings	All listings in regulated zones	Upholds consumer rights and safety benchmarks

Evergreen takeaways

Even as new rules aim to stabilize housing markets in crowded cities, the plan preserves access to short-term rentals where they do not undermine long-term affordability. By focusing on areas with pronounced housing stress, policymakers hope to strike a balance between residents’ needs, local economies, and travelers’ demands. Implementation details—such as the exact thresholds, enforcement mechanisms, and appeal processes—will emerge with the formal proposal and subsequent national adaptations.

What this means for the weeks ahead

The coming months will see local governments preparing responsive policies and transparent criteria for applying the new rules. Stakeholders — from homeowners and platform operators to tenant unions and tourism boards — are watching closely for how the EU’s framework translates into practical,on-the-ground changes.

Engagement questions:

• should cities be allowed to set far-reaching limits in just a portion of their districts, or should rules be uniform across the entire metropolitan area?
• What balance should be struck between protecting residents and preserving hotel and hospitality jobs in historic centers?

If you have experiences with short-term rentals in your city, share how local rules have affected your neighborhood dynamics and travel choices.

Disclaimer: The article discusses policy proposals and does not constitute legal advice.

Share your thoughts in the comments below or join the conversation on social media. Your outlook helps shape how these measures unfold in communities across Europe.

120 days per calendar year for properties in historic city centres.

.Background and Legislative Context

The European Commission unveiled a draft regulation on 12 December 2025 aimed at curbing the rapid growth of short‑term rentals in historic city centres and housing‑stress areas. The proposal follows a series of EU‑wide studies (Eurostat 2024, European Parliament “Tourism & Housing” report) that linked excessive vacation‑rental conversions to rising rent prices, loss of local housing stock, and degradation of heritage sites.

Objectives of the 2026 Short‑Term Rental Rules

1. Protect cultural heritage – limit commercial conversion of listed buildings and streetscapes.
2. Alleviate housing pressure – preserve long‑term rental units for residents.
3. Promote sustainable tourism – steer visitors toward approved accommodations and reduce overtourism peaks.
4. Create a level playing field – ensure online platforms, conventional hotels and private hosts follow the same rules.

Core Provisions of the Proposal

Definition of target zones

• Historic city center – any district classified by the EU Heritage Agency as a UNESCO World Heritage site, historic core, or protected urban landscape.
• Housing‑stress area – municipalities were the housing‑price‑to‑income ratio exceeds 8 × the EU average for three consecutive years (as measured by eurostat).

Licensing and registration

• All short‑term rental units must obtain a local “Tourist Rental License” before advertising online.
• Registrations are stored in a EU‑wide digital registry accessible to enforcement agencies and platforms.

Maximum rental days

• 120 days per calendar year for properties in historic city centres.
• 180 days per calendar year for units in designated housing‑stress zones (subject to local adjustments).

Data reporting and platform accountability

• Booking platforms (Airbnb, Booking.com,local equivalents) must automatically transmit nightly‑stay data to the EU registry.
• Platforms failing to comply face up to 5 % of gross booking revenue in fines.

Expected Impact on Key Stakeholders

Stakeholder	positive Outcomes	Compliance Challenges
Property owners & landlords	Stabilised neighbourhood rents; eligibility for EU‑backed renovation grants.	Administrative burden of licensing; tracking rental days across multiple platforms.
Local authorities	Clear data for urban planning; ability to enforce heritage protection.	Need to invest in registry integration and inspection staff.
Tourists & hospitality platforms	More transparent accommodation options; reduced risk of illegal rentals.	Limited supply of short‑term units may raise prices during peak season.

Enforcement Mechanisms and Penalties

• Local inspections: Municipal officers conduct quarterly spot checks; non‑licensed units are subject to immediate closure.
• Fines: €5,000 per unregistered night for owners; €2,500 per violation for hosts operating without a license.
• Platform sanctions: Mandatory removal of non‑compliant listings; possible suspension from the EU Digital Market after three offences.

Timeline for Implementation and Member State Alignment

1. 2026 Q1 – Publication of the final regulation in the Official Journal of the European Union.
2. 2026 Q2 – Member states transpose the rules into national law (deadline: 30 June 2026).
3. 2026 Q3 – Launch of the EU‑wide digital registry and mandatory API connections for major booking platforms.
4. 2027 Q1 – Full enforcement begins; first annual compliance report submitted to the European Commission.

Real‑World Examples and Early Pilot Results

• Barcelona (2024 pilot) – A 100‑day cap reduced illegal tourist apartments by 22 %, while long‑term vacancy rates fell from 8 % to 5 % within six months.
• Dubrovnik heritage zone – The city’s 2025 “Cultural Stay” program, limiting rentals to 90 days, preserved stone façades and boosted off‑season visitor numbers by 15 % through promotion of boutique hotels.

Benefits for Communities and the Tourism Sector

• Preservation of cultural landmarks – Fewer conversions mean lower risk of structural alterations to protected buildings.
• Housing affordability – Returning units to the long‑term market eases rent inflation, especially for young families and essential workers.
• Balanced tourism flow – Encourages visitors to stay in regulated accommodations, reducing “party‑house” neighbourhoods and improving resident‑tourist relations.

Practical Tips for Hosts to Stay Compliant

1. register early – Submit property details to the local tourism office before the first booking date.
2. Track nightly stays – Use a simple spreadsheet or a compliant channel manager that syncs with the EU registry.
3. Choose approved platforms – Verify that the platform offers automatic data reporting; avoid “peer‑to‑peer” sites without API integration.
4. Monitor the cap – Set calendar alerts at 100 days (historic centre) or 150 days (housing‑stress area) to avoid accidental over‑booking.
5. Leverage renovation grants – Apply for EU‑funded heritage‑preservation subsidies if your property requires façade restoration.

Frequently Asked Questions (FAQ)

• Q: Dose the 120‑day limit apply to hotels operating in historic districts?

A: No. The cap targets private short‑term rentals; hotels remain subject to existing licensing regimes.

• Q: Can a landlord exceed the cap by renting multiple units in the same building?

A: The limit is applied per individual unit, not per owner. Each registered accommodation counts separately.

• Q: What happens if a platform does not integrate with the EU registry?

A: The platform will be listed as “non‑compliant” and its listings will be removed from national tourism portals; lingering listings risk fines for owners.

• Q: Are there exemptions for primary residences?

A: Owners may claim a “primary‑home exemption” for up to 30 days per year, provided the property is occupied by the owner for at least 150 days annually.

• Q: How can municipalities ensure accurate data?

A: by linking the local registry to the EU digital platform through a secure API, municipalities receive real‑time updates on bookings and can flag anomalies instantly.