New Airbnb Law in Germany: What Changes for Vacation Rentals
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Illustration: Bundesnetzagentur building as central data collection point. Data flows from icons of various platforms to the agency.
What Happened
November 5, 2025: The German federal government adopted a new law concerning platforms such as Airbnb, Booking.com, and FeWo-direkt. Federal Government From May 2026, these platforms will be required to report rental data to a central point: the Bundesnetzagentur (Federal Network Agency). Haufe
Key Takeaways
- Platforms like Airbnb must report data from 2026
- Bundesnetzagentur becomes the central data collection point
- Cities will be able to more easily check compliance with local regulations
- Goal: Greater control over vacation rentals
- SPD and Greens want more regulation; FDP criticizes as "excessive bureaucracy"
🌍 Why This Matters Internationally
Germany is implementing what cities like London, Paris, and New York already have – but nationwide and centralized.
International Comparison:
- London (UK): 90-day annual limit for short-term rentals since 2015
- Paris (France): Mandatory registration number since 2017, 120-day limit
- New York (USA): Strict regulations – full-apartment rentals under 30 days largely banned
- Amsterdam (Netherlands): Only 30 days per year allowed since 2020
- Barcelona (Spain): Announced complete ban on tourist apartments by 2028
Germany's Approach: More liberal than Barcelona/NYC, but more centralized than the UK/France city-by-city systems.
Why This Law?
In many German cities, there's a problem: regular apartments are being permanently rented to tourists via platforms like Airbnb. This has consequences:
- Fewer apartments for local residents: If an apartment is rented year-round to rotating guests, no family can live there.
- Higher rents: Fewer apartments mean the remaining ones become more expensive.
- Changed neighborhoods: Instead of neighbors, there are constantly new tourists. This changes the character of a neighborhood.
Many cities have already issued regulations: apartments cannot simply be converted into vacation rentals. But until now, cities could barely control this – because they didn't know who was renting where and for how long.
Illustration: city view with residential buildings. Some buildings have a crossed-out housing symbol (misuse). In the foreground, a municipality with a tablet checking data.
What Exactly Changes?
1. Platforms Must Report Data
From May 2026, Airbnb, Booking.com, and similar platforms must automatically transmit certain data to the Bundesnetzagentur. For example:
- Where is the apartment located? (address)
- How long is it rented? (days per year)
- Who is the owner?
- What is the contact phone number?
2. Bundesnetzagentur Becomes the Collection Point
The Bundesnetzagentur (a federal agency) collects all this data at a central point. Haufe
3. Cities Can Query the Data
Municipalities – meaning cities and towns – can query data from the Bundesnetzagentur. They then see: who is renting where and for how long? And they can check: are our regulations being violated?
Example: Berlin has a regulation that apartments may be rented as vacation rentals for a maximum of 90 days per year. If someone rents for 200 days, Berlin sees this and can impose penalties.
Technical Details: How It Works
🔍 How Data Exchange Works
- Platform reports: Airbnb transmits data on all German listings to Bundesnetzagentur
- Bundesnetzagentur stores: The agency creates a central database
- City queries: Berlin asks: "What apartments in my city are on Airbnb?"
- City checks: Berlin compares the data with its regulations
- City acts: If someone violates regulations → fine or ban
This centralized approach is intended to be more efficient than the current system where each city must individually negotiate with platforms.
What Tenant Associations and Critics Say
German Tenants' Association: "Good First Step, But Insufficient"
The German Tenants' Association says: the law is a good first step. But not enough. Tenants' Association The association demands: apartments should be rentable as vacation apartments for a maximum of six months per year.
Why? Without such a limit, landlords can still rent year-round – they just have to report it now. This doesn't change the number of available apartments.
FDP: "Excessive Bureaucracy"
The FDP (liberal party in the coalition) criticizes the law as "excessive bureaucracy". They say: the state shouldn't control everything. This hinders investment and innovation.
The FDP fears: if renting becomes too complicated, apartment owners will stop renting altogether. This could further tighten the housing shortage.
Die Linke: "Law Doesn't Go Far Enough"
Die Linke (The Left party) says: the law doesn't go far enough. They demand a ban on commercial vacation apartments in cities with housing shortages.
Die Linke wants: apartments are for residents – not for tourists. In cities like Berlin, Munich, or Hamburg, renting apartments as vacation rentals should be completely banned.
CDU/CSU: "More Powers for Cities"
The CDU/CSU (opposition) says: the law is okay, but cities need more powers. For example: cities should be able to completely ban Airbnb in certain neighborhoods.
🇬🇧 UK Comparison: How London Handles It
London's system has existed since 2015 and could serve as a model:
- 90-day limit: Entire homes can be rented max. 90 days/year (similar to Berlin)
- Automatic enforcement: Airbnb automatically blocks listings after 90 days
- Planning permission required: For commercial use beyond 90 days
- Fines: Up to £20,000 for violations
Difference to Germany: London enforces limits automatically through the platform. Germany only creates transparency – cities must enforce themselves.
What works better in London: Airbnb blocks automatically → less bureaucracy for cities.
What's better in Germany's approach: Central federal system → uniform standards nationwide.
Situation in German Cities
Berlin: Strictest Regulations in Germany
Berlin has Germany's strictest Airbnb regulations. Since 2016, the so-called "Zweckentfremdungsverbot" (prohibition of improper use) has been in effect: apartments cannot be rented as vacation rentals without permission.
Exception: You can rent for a maximum of 90 days per year – but only if you live in the apartment yourself. Berlin
Penalties: Violators can face fines up to €500,000. In practice, however, penalties are rarely this high.
Munich: Registration Requirement Since 2018
Munich has required a registration number for every vacation apartment since 2018. Without this number, Airbnb cannot list the property. Munich
This works similarly to the new nationwide law – except Munich implemented it earlier.
Hamburg: Ban Since 2019
Hamburg banned commercial rental of entire apartments as vacation rentals in 2019. Only renting rooms in the apartment where you live yourself is allowed. Hamburg
Problem: Cities Couldn't Control
All these city regulations had one problem: cities didn't know who was renting where. Airbnb didn't disclose addresses. Cities had to laboriously search the internet and verify individual cases.
The new law solves this problem: From 2026, cities will receive all data automatically.
🌍 International Airbnb Regulations Compared
| City/Country | System | Day Limit |
| Barcelona 🇪🇸 | → Total ban by 2028 | 0 days |
| New York 🇺🇸 | → Largely banned (<30 days) | ~0 days |
| Amsterdam 🇳🇱 | → Registration required | 30 days/year |
| London 🇬🇧 | → Auto-enforcement by Airbnb | 90 days/year |
| Berlin 🇩🇪 | → Permission required | 90 days/year |
| Paris 🇫🇷 | → Registration number | 120 days/year |
Conclusion: Germany takes a middle position – stricter than Paris, more liberal than Barcelona/NYC.
What Happens Next?
The law must pass through the Bundestag (parliament) and Bundesrat (federal council). If approved, the Bundesnetzagentur has until May 2026 to build the system.
This means specifically:
- Until May 2026: Bundesnetzagentur builds the database
- From May 2026: Platforms must report data
- From June 2026: Cities can query data and enforce regulations
Then we'll see: Does enforcement work better? Do cities actually enforce the regulations? Are more apartments available?
Why This Matters
The law shows how German politics works: SPD and Greens want more control over the housing market. FDP doesn't want excessive regulation. The result is a compromise: more transparency – but without a strict ban.
Whether this will ease the housing market remains to be seen. Critics say: without rental time limits, the law achieves little. Supporters say: transparency is the first step.
🇬🇧 What This Means for Expats in Germany
If you're looking for an apartment:
- ✅ The law may ease the housing market – more apartments, lower rents
- ⚠️ But: only if cities actually enforce the regulations
- ⏳ Effect will only be visible in 2026/2027
If you're renting out:
- ⚠️ From 2026, data will be reported automatically – cities will see everything
- 📋 Make sure you have all permits (especially in Berlin, Munich, Hamburg)
- 💶 If you violate regulations: high fines (up to €500,000 in Berlin)
Comparison with UK/US: If you know London's 90-day rule or NYC's strict ban – Germany is now implementing a middle ground nationwide.
Industry Reactions
Airbnb: "We Support Transparency, But..."
Airbnb says: we support transparency. But the law shouldn't make it difficult for ordinary people to rent their apartments.
Airbnb fears: if requirements become too high, hosts will stop renting. This harms the platform.
Booking.com: "Technical Implementation Costly"
Booking.com criticizes: the technical implementation of data exchange is expensive. These costs may be passed on to hosts or guests.
Hospitality and Tourism: "Fewer Guests = Less Revenue"
The hospitality and tourism industry fears: if there are fewer vacation apartments, fewer tourists will come. This harms restaurants, cafés, and shops.
Expert Opinions
German Economic Institute (IW): "Good, But Insufficient"
The IW (research institute close to employers) says: the law is a step in the right direction. But to truly ease the housing market, more new apartments must be built.
The IW calculates: Germany is missing about 700,000 apartments. Greater control over Airbnb alone won't solve this.
Institute for Housing and Urban Studies: "Enforcement Decisive"
The institute says: the law is good – but everything depends on enforcement. If cities don't have enough staff to check the data, the law achieves little.
The Left Party: "Missing Limits"
Die Linke criticizes: the law contains no nationwide limits for short-term rentals. Each city must decide for itself – this is inefficient.
Summary: What This Means in Practice
✅ What Changes
- From 2026: Airbnb & Co. report data to Bundesnetzagentur
- Cities can query data and better enforce regulations
- More transparency in the short-term rental market
❌ What Doesn't Change
- No nationwide rental time limits
- Each city still has its own regulations
- No automatic construction of more apartments
⏳ What Remains to Be Clarified
- Do cities have enough staff to check the data?
- Does enforcement actually work better?
- Will more apartments become available?
🌍 Summary for International Readers
In short:
- 📊 New law: Airbnb must report all data from 2026
- 🏘️ Why important: Germany faces housing shortage in major cities
- 🔍 What changes: Cities can better control short-term rentals
- ⚖️ International comparison: Similar to London (90 days), more liberal than Barcelona (ban)
- 💡 Practical takeaway: If renting – check city regulations. If searching – may help from 2026/2027
Good to know: If you're familiar with London's system or Paris's registration – Germany is now implementing this nationwide with a central federal agency.