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Running an Airbnb in Germany requires navigating complex regulations that vary significantly between cities. Most major German cities require permits or registration for short-term rentals, with strict penalties for non-compliance.
Germany's Airbnb regulations are among the strictest in Europe, designed to protect local housing markets and maintain neighborhood character. Property owners must understand permit requirements, day limits, tax obligations, and safety standards before listing their properties.
If you want to go deeper, you can check our pack of documents related to the real estate market in Germany, based on reliable facts and data, not opinions or rumors.
Germany requires permits for most Airbnb rentals, with fines reaching €6,000 for violations. Most cities limit rentals to 56-90 days annually for secondary homes.
Primary residences face different rules than secondary properties, and hosts must collect tourist taxes, declare income, and obtain landlord consent if renting.
| City | Permit Required | Annual Day Limit | Maximum Fine |
|---|---|---|---|
| Berlin | Yes (registration number) | 90 days (secondary homes) | €6,000+ |
| Munich | Yes (housing protection number) | 56 days (8 weeks) | €5,000 |
| Hamburg | Yes (registration) | 56 days (8 weeks) | €4,000 |
| Frankfurt | Yes (permit required) | Varies by district | €6,000 |
| Cologne | Yes (notification) | 90 days typical | €3,000 |
Do I legally need a permit from my city to list my apartment on Airbnb in Germany?
Yes, most German cities require permits or registration numbers to legally operate an Airbnb rental.
In major cities like Berlin, Munich, Hamburg, and Frankfurt, you must obtain official authorization before listing your property. Berlin requires a registration number (Registrierungsnummer) that must be displayed on all listings. Munich demands a housing protection number (Wohnraumschutznummer) for entire apartments.
The permit requirements are stricter for entire apartments compared to renting out a single room in your primary residence. If you're renting a room that represents less than 50% of your home's total space, some cities have lighter registration requirements, but notification is still typically mandatory.
Each city handles permits differently - some require advance approval before listing, while others allow registration after you start hosting. However, operating without proper authorization is illegal and actively enforced by local authorities who monitor platforms like Airbnb.
As of September 2025, enforcement has intensified across Germany, with cities requiring platforms to share host data with local authorities.
What are the fines or penalties if I rent it out without permission?
Fines for unauthorized Airbnb rentals in Germany can reach €6,000 or higher depending on the city.
Frankfurt imposes fines up to €6,000 for operating without proper permits. Berlin's penalties can exceed this amount in severe cases, particularly for repeat offenders or properties causing neighborhood disruption. Hamburg typically issues fines around €4,000 for first-time violations.
The penalty structure often escalates based on factors like rental duration, property size, and previous violations. Cities may also order immediate cessation of rental activities and require removal from all booking platforms.
Beyond monetary fines, unauthorized hosts face legal complications including potential lawsuits from neighbors, building associations, or landlords. Some cities pursue criminal charges for persistent violators who ignore cease-and-desist orders.
German authorities have significantly increased enforcement since 2024, using automated monitoring systems to detect unlisted short-term rentals through utility usage patterns and guest registration data.
How many days per year am I allowed to rent my property on Airbnb without special approval?
Most German cities limit short-term rentals to 56-90 days annually, with variations based on property type and location.
Berlin allows secondary homes to be rented for up to 90 days per year without additional permits beyond the required registration. For primary residences, there's no explicit day limit, but the entire home still requires a permit. Munich and Hamburg typically restrict entire properties to 56 days (8 weeks) annually before requiring additional permissions.
Frankfurt's regulations vary by district, with some areas allowing 60 days while others permit up to 90 days. Cologne generally follows the 90-day rule for secondary properties but may have stricter limits in historic neighborhoods.
These limits apply to calendar days, not occupied nights. If you rent your property for 30 separate weekends throughout the year, that counts as 60 days toward your annual limit. Room rentals in primary residences often have more flexible day count rules.
Exceeding these limits requires applying for commercial rental licenses, which are difficult to obtain and often denied in housing-shortage areas.
Does it make a difference if the property is my main residence or a secondary home?
Yes, German regulations treat primary residences significantly differently from secondary homes regarding Airbnb rentals.
Primary residences typically face higher day limits or no explicit caps in some cities, but still require permits for entire-home rentals. Berlin doesn't impose day limits on primary residence rentals, though registration remains mandatory. Room rentals within your primary residence generally have the most lenient regulations.
Secondary homes face much stricter limitations. Berlin limits secondary properties to 90 days annually, while Munich and Hamburg restrict them to 56 days. These properties also face more scrutiny during the permit application process, with many cities prioritizing housing availability for residents over tourist accommodations.
The approval process differs substantially - primary residence permits are generally easier to obtain, while secondary home permits may be denied entirely in areas with housing shortages. Some cities completely prohibit short-term rentals of secondary homes in certain neighborhoods.
Tax implications also vary, with different deduction rules applying to primary versus secondary properties used for short-term rentals.
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What documents do I need to register my Airbnb with the local authorities?
Registration requires proof of ownership, landlord consent, insurance documentation, and compliance certificates depending on your city.
Essential documents include a completed registration application, property ownership documents or rental agreement, and explicit written consent from your landlord (if renting) and homeowners' association (in multi-unit buildings). Most cities require proof of appropriate liability insurance covering short-term rental activities.
Berlin additionally requires a floor plan showing the rental space, while Munich may request a housing protection assessment. Frankfurt often demands proof of compliance with fire safety regulations and building codes. Some cities require guest registration systems demonstrating your ability to track visitor information.
You'll need to provide identification documents, tax registration numbers, and bank account information for tourist tax collection. Properties in historic areas may require additional heritage compliance certificates.
Once approved, you must prominently display your registration or permit number on all listings across booking platforms. The registration process typically takes 2-8 weeks depending on the city and document completeness.
Are there specific rules or restrictions that vary by city, like Berlin, Munich, or Hamburg?
Yes, each German city has distinct Airbnb regulations with varying permit processes, day limits, and enforcement approaches.
| City | Registration Process | Primary Residence Rules | Secondary Home Limits |
|---|---|---|---|
| Berlin | Online registration system | Permit required, no day limit | 90 days maximum annually |
| Munich | Housing protection number | 8 weeks limit entire homes | 56 days maximum annually |
| Hamburg | Registration with tourism office | 8 weeks limit for entire homes | 56 days maximum annually |
| Frankfurt | District-specific permits | Varies by district | 60-90 days by location |
| Cologne | Notification system | More flexible room rentals | 90 days typical limit |
Berlin operates the most sophisticated registration system with online applications and automated monitoring. The city completely prohibits furnished apartment rentals in some districts while allowing others with proper registration.
Munich requires housing protection numbers and often denies permits in areas with rental housing shortages. The city prioritizes long-term resident housing over tourist accommodations. Hamburg focuses heavily on tourism tax collection and requires detailed guest registration systems.
Frankfurt varies significantly by district - the city center has stricter rules than suburban areas. Some neighborhoods completely ban short-term rentals while others allow limited operations.
It's something we develop in our Germany property pack.
Do I have to collect and pay a tourist tax for each guest, and if so, how much is it?
Yes, most German cities require Airbnb hosts to collect and remit tourist taxes, with rates varying from €1 to €5 per person per night.
Berlin charges €5 per person per night for the first 21 nights of a stay. Munich's tourist tax ranges from €1-3 per person per night depending on accommodation type and season. Hamburg applies €2 per person per night, while Frankfurt charges €2-4 per person per night based on accommodation category.
The tax typically applies to guests aged 18 and older, with children often exempt. Business travelers may qualify for exemptions with proper documentation. Collection responsibility lies entirely with the host - platforms like Airbnb don't automatically collect these taxes in Germany.
Hosts must register with local tax authorities, collect taxes from guests, maintain detailed records, and remit payments monthly or quarterly depending on city requirements. Failure to collect or pay tourist taxes results in penalties often exceeding the unpaid amounts.
Each city provides specific forms and payment systems - some offer online portals while others require physical submissions. Keep detailed records including guest names, dates, and tax amounts collected for potential audits.
How much income tax do I have to pay on Airbnb earnings in Germany, and do I need to declare it separately?
Airbnb income is taxable in Germany at your regular income tax rate, ranging from 14% to 45% on net profits, and must be declared on your annual tax return.
All rental income must be reported as part of your regular income tax filing - there's no separate Airbnb-specific tax return. The tax rate depends on your total annual income, with rates starting at 14% for lower incomes and reaching 45% for high earners. Net profit calculations allow deductions for legitimate business expenses.
Deductible expenses include cleaning fees, utilities, maintenance costs, insurance premiums, platform commissions, and depreciation on furnishings. If you rent a room in your primary residence, you can deduct the proportional costs of mortgage interest, property taxes, and utilities.
Properties held as investments may qualify for different depreciation schedules. Keep detailed records of all income and expenses, as German tax authorities increasingly audit short-term rental operators.
Consider consulting a tax advisor familiar with short-term rental regulations, as rules for business license requirements vary based on income levels and rental frequency. Some hosts may need to register as commercial operations if earnings exceed certain thresholds.
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Am I required to inform my landlord or homeowners' association before hosting on Airbnb?
Yes, you must obtain explicit written permission from your landlord and homeowners' association before operating an Airbnb in Germany.
German rental agreements typically include clauses requiring landlord approval for subletting or commercial activities. Short-term rentals qualify as both, making consent mandatory. Homeowners' associations (Hausverwaltung) in apartment buildings often have bylaws restricting or prohibiting short-term rentals.
Operating without permission violates your lease agreement and can result in immediate termination. Many German courts have upheld evictions for unauthorized Airbnb operations. Association violations can lead to hefty fines and legal action from other owners.
Some landlords and associations completely prohibit short-term rentals due to concerns about noise, security, and building wear. Others may allow limited operations with specific conditions like guest registration requirements or time restrictions.
Get permission in writing before listing your property. This documentation protects you from future disputes and may be required by local authorities during the permit application process. Consider offering to share rental income or agree to additional security deposits to gain approval.
Do I need extra insurance for Airbnb rentals in Germany, and what coverage is typically required?
Extra insurance is highly recommended and often required, including liability coverage and host protection insurance for guest-related damages.
Standard homeowner's or renter's insurance typically excludes commercial activities like short-term rentals. You need specific short-term rental liability insurance covering guest injuries, property damage, and third-party claims. Coverage amounts should be at least €1 million for liability protection.
Host protection insurance covers damages caused by guests to your property, including broken furniture, stained carpets, or structural damage. Many German insurers now offer specialized Airbnb policies combining liability and property damage coverage.
Additional considerations include theft protection for your belongings, public liability for common areas (in apartment buildings), and business interruption insurance if local authorities suspend your rental license. Some cities require proof of insurance before issuing permits.
Airbnb's host guarantee and host protection programs provide limited coverage but shouldn't replace comprehensive local insurance. German insurance companies like Allianz, ERGO, and Gothaer offer specialized short-term rental policies starting around €200-400 annually depending on property value and coverage limits.
Are there building or fire safety regulations I must comply with before hosting guests?
Yes, German fire safety and building regulations for short-term rentals include mandatory smoke detectors, emergency exit plans, and first aid equipment.
All rental properties must have functioning smoke detectors in bedrooms, hallways, and common areas. Emergency exit plans must be posted in visible locations, showing evacuation routes and emergency contact numbers. Properties accommodating more than 4 guests often require additional safety equipment like fire extinguishers and first aid kits.
Building code compliance includes adequate ventilation, safe electrical systems, and structurally sound accommodations. Some cities require safety inspections before issuing permits, particularly for basement or attic conversions. Historic buildings may have additional restrictions on modifications.
Window safety regulations require secure locks and emergency opening mechanisms. Balconies and terraces must meet safety standards with proper railings and secure access. Kitchen safety includes functioning gas leak detectors where applicable.
Documentation requirements include maintenance records for safety equipment, professional inspection certificates for electrical and gas systems, and emergency contact information for local services. Violations can result in immediate rental suspensions and significant fines.
It's something we develop in our Germany property pack.
How can I check if my property is located in an area where short-term rentals are restricted or banned?
Check with your city's housing or urban development office, as many German cities provide online address checkers and zoning maps for short-term rental restrictions.
Most major German cities maintain online tools where you can enter your address to verify short-term rental permissions. Berlin offers a district-by-district map showing where rentals are prohibited versus allowed with permits. Munich provides a housing protection zone map indicating restricted areas.
Contact your local Bauamt (building authority) or Wohnungsaufsicht (housing supervision office) for official confirmation. These offices can provide written statements about your property's rental eligibility, which may be required for permit applications.
Historic districts often have complete bans on short-term rentals to preserve neighborhood character. Areas with severe housing shortages may restrict new short-term rental permits while allowing existing operations to continue. Some neighborhoods limit the total number of short-term rentals through quota systems.
Consider consulting local real estate professionals familiar with short-term rental regulations in your area. Real estate agents often maintain current knowledge of zoning changes and restriction updates that may affect your property's rental potential.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Operating an Airbnb in Germany requires careful navigation of complex local regulations that vary significantly between cities and property types.
Success depends on obtaining proper permits, maintaining compliance with safety standards, and understanding tax obligations before listing your property on any platform.
It's something we develop in our Germany property pack.
Sources
- Airbnb Regulations Comprehensive Guide 2025 - LinkedIn
- Start Airbnb in Germany - Own Property Abroad
- Airbnb Hosting in Germany - Hostaway
- Airbnb Rules in Germany - Airbtics
- Airbnb Rules in Berlin Germany - Airbtics
- Airbnb Help Article 1239
- 6000 Euro Fine Unauthorised Airbnb Host Frankfurt - IamExpat
- Airbnb Berlin Court Deals Blow to Holiday Home Platform - DW