The European Commission is preparing a new legislative framework that will enable national, regional and local authorities to restrict short-term lettings in areas facing particularly sharp price rises and a shortage of housing for permanent residents.
The initiative will form part of the future European Affordable Housing Act, which the European Commission plans to present in 2026. The document is intended to help authorities identify areas under housing pressure based on publicly available statistics and take measures commensurate with the scale of the problem.
This does not involve a blanket ban on Airbnb, Booking.com or other services across the entire European Union. The European Commission intends to establish a legal framework within which cities and regions can regulate short-term rentals independently, without infringing the rules of the single European market.
In particular, local authorities should be given greater legal certainty when introducing restrictions in areas where tourist rentals reduce the supply of housing for local residents. Possible measures will be determined taking into account the local situation, the interests of the tourism sector and the principle of proportionality.
During the consultations, representatives of cities and regions called on the European Commission to draw up a list of instruments compatible with EU legislation. They also emphasised the need to take into account the differences between major tourist centres, small towns and rural areas.
The preparation of the Affordable Housing Act is taking place in parallel with the implementation of previously approved EU rules on the collection of information on short-term rentals. EU Regulation No 2024/1028 will apply from 20 May 2026. It provides for the creation of digital registration systems for landlords and the exchange of data between platforms and public authorities.
In countries that introduce such a registration system, the owner must obtain a unique property number and include it in the listing. Online platforms are required to display and verify these numbers, carry out spot checks and remove listings at the request of the authorities if they do not comply with the established rules.
Platforms must also submit monthly information on the number of guests and nights booked via the Single National Digital Gateway. This will enable local authorities to assess the true scale of short-term tourist rentals and make data-driven decisions.
However, the current regulation primarily governs registration and the exchange of information. It does not, in itself, impose any EU-wide restrictions on the number of flats available for rent or the permitted number of nights.
According to the European Commission, short-term rentals already account for around a quarter of all tourist accommodation on offer in the EU.
In 2025, 951.6 million guest nights were booked through Airbnb, Booking.com, Expedia and other major online platforms. Compared with 2024, this figure rose by 11.4 per cent.
The European Commission recognises that this market generates income for property owners, broadens choice for tourists and supports local businesses. At the same time, the high concentration of short-term rentals in historic centres and popular holiday resorts may reduce the supply of flats for permanent residence and contribute to rising prices.
According to the European Affordable Housing Plan, the number of short-term rental bookings made via the largest platforms rose by more than 90 per cent between 2018 and 2024. Professional operators account for over 45 per cent of listings, although they represent a minority of owners.
Once the new legislation is adopted, the rules will depend not only on the country but also on the situation in a particular city or district. In tourist centres facing a housing shortage, local authorities will potentially be able to introduce stricter requirements regarding registration, licensing and the duration of tenancies. In regions where there is a shortage of tourist accommodation and short-term rentals support the local economy, there may be significantly fewer restrictions.