Avoid vacation rental fines: Regulators now have direct access to data from platforms
Renting out your home for a few nights while you’re on vacation yourself through Airbnb or Booking.com is easy to arrange. In tourist cities like Amsterdam, Rotterdam, and Utrecht, it can even earn you more than your vacation elsewhere cost. But what seems simple on the platform is subject to municipal regulations. And unfortunately, those rules vary significantly from municipality to municipality and sometimes even from neighborhood to neighborhood. Anyone who rents out their home without registering, fails to file a report, or offers more nights than permitted can face a hefty fine.
And it will soon be much easier for municipalities to monitor you. On July 7, 2026, the bill was passed that aligns Dutch rules with the European regulation on short-term rentals. The accompanying decree of August 31, 2026, further details the registration and data exchange requirements. The date on which the Dutch legislative amendment and the decree will take effect has yet to be determined separately, but it certainly won’t be long now.
In this article, I’ll first briefly outline the rules in Amsterdam, Rotterdam, and Utrecht (as stated on the municipalities’ websites at the time of publication). Next, I’ll explain what’s going to change and how it will affect you.
Amsterdam: 15 nights in the most popular areas, 30 elsewhere
According to municipal information, in Amsterdam you may rent out your entire home or houseboat for a maximum of 30 nights per calendar year. In parts of the City Center and De Pijp, the limit is 15 nights. No more than four guests are allowed per stay. You need a registration number, which you must include in your listings, and you must report each rental before your guests arrive. Fire safety, preventing disturbances, and the tourist tax also require attention. A registration number alone is therefore not a free pass to rent out your property.
Rotterdam and Utrecht: 60 nights, with a reporting requirement
Rotterdam allows you to rent out your own home as a vacation rental while you’re away for up to 60 nights per calendar year. You must live there yourself and be registered at that address. You’re required to include a registration number in your ad and report the overnight stays in advance. If you’re renting the property or there’s a homeowners’ association, be sure to check whether you need prior permission.
In Utrecht, too, a maximum of 60 nights per calendar year applies to private vacation rentals. You must be the owner or primary tenant and live at the address yourself. For a home smaller than 200 m², a maximum of six people may stay; for homes 200 m² or larger, the limit is eight. Include the registration number in every advertisement and report each rental in advance, including the number of nights and guests. Retrospective reporting is not permitted.
A platform listing will soon also serve as a data source
The European regulation requires rental platforms to submit data, including the address, registration number, listing link, number of nights rented, and guests, via a central digital access point. Municipalities with a registration requirement that have requested access will be able to receive this data once the Dutch regulation takes effect. They can use it, for example, to verify whether the maximum number of nights is being exceeded. This does not involve direct data transmission from Airbnb to each municipality, but rather data sharing via that access point.
Anyone counting on going unnoticed when renting out a property is now making a big mistake. The municipalities will soon have complete information. It may take some time for municipalities to take action, but they’ll eventually see everything. And the fines are steep, running into the thousands of euros. Temporary rentals are certainly still worth it, but make sure to operate in accordance with the law.
In Utrecht, for example, repeated violations are subject to fines of up to €8,700 for listing without a registration number and €150 per night for exceeding the nightly limit, capped at €21,750 (145 nights over the limit). The applicable amount depends on the violation and municipal regulations, but these are deliberately set at substantial amounts.
Get it sorted before the next guests arrive
Therefore, check your municipality’s rules now, as well as any agreements with your landlord if you’re renting, and the rules of your homeowners’ association if you live in a building with one. Apply for a registration number if necessary, include it in your listings, and submit notifications on time. Are you currently renting in violation of the rules? Stop doing so and get your rental situation in order first. We’re happy to help you assess what’s permitted at your address and what steps are needed to comply.
Any questions?
Do you have any questions regarding this article? Our solicitors are on hand to advise you! Please contact one of our solicitors via email, by telephone or fill in the contact form for a no-obligation initial consultation. We’d be happy to discuss this with you.
