Short-Term Rental Regulations in 2026: Country-by-Country Compliance Guide
Plain-English summary of STR licensing, tax, and registration requirements in 18 high-priority markets — UAE, Saudi, UK, France, Spain, Portugal, Italy, Greece, US (top cities), Mexico, Thailand, Indonesia, Japan.
Middle East
UAE — Dubai DET Holiday Home permit ($375/year per unit), Tourism Dirham 10–15 AED per bedroom per night, monthly reporting. Abu Dhabi DCT licensing in pilot for 2026. Saudi Arabia — Sharek licensing required, GAH classification 1–5 keys, VAT 15%, tourism levy 5%. Bahrain — BTEA licensing, 5% tourism levy.
Europe
UK — 90-day rule in Greater London, no national licensing, Selective Licensing in some boroughs. France — Paris 120-day cap with mandatory registration number; full-time STR illegal without commercial reclassification. Spain — VUT regional licensing (Catalonia, Andalusia, Balearics each different); Barcelona moratorium on new licenses. Portugal — AL registration national, Lisbon and Porto in containment zones. Italy — CIN national identifier required from 2026, regional tourist tax. Greece — AMA registration and tourist tax per night per category.
Americas
US — fully municipal: NYC Local Law 18 (host-presence required, near-total ban on whole-unit), San Francisco 90-day cap, Miami Beach strict zoning, Aspen and Hawaii increasingly restrictive, Nashville and Austin permit-driven. Mexico — federal RFC tax registration, IVA 16%, ISH 2–3% by state; Mexico City 6-month cap proposal under review. Brazil — municipal licensing in Rio and São Paulo, ISS 2–5%.
APAC
Thailand — Hotel Act technically prohibits sub-30-day rentals without hotel license, enforcement uneven; Phuket and Koh Samui pilot zones. Indonesia (Bali) — Pondok Wisata license, 10% PB1 tax, foreign ownership restrictions. Japan — Minpaku Law (Act 65) caps non-licensed STR at 180 nights/year nationally; Kyoto and Tokyo additional restrictions.
Frequently asked
Do I need a license to operate an Airbnb?+
In most professional STR markets, yes. Dubai, Saudi Arabia, Spain, Portugal, France, Italy, Greece, Japan, Indonesia, and most US cities require some form of registration, license, or permit.
What happens if I run an unlicensed short-term rental?+
Fines range from $500 (some US cities) to $25,000+ per listing (Paris, Barcelona, NYC), plus delisting from Airbnb and Booking.com once enforcement reaches the platform.
Are short-term rental regulations getting stricter?+
Yes — globally. 2024–2026 has seen tightening in NYC, Paris, Barcelona, Lisbon, Amsterdam, Florence, and Mexico City. Markets that remain operator-friendly: Dubai, Saudi Arabia, most of Greece, most of Portugal outside containment zones, US sun-belt outside resort towns.
Who is responsible for STR taxes — owner or platform?+
Depends. Airbnb collects and remits tourist tax in many markets (UK, France, most of Italy, most US cities). Owner-collected in most of MENA, most of LATAM, and much of APAC. Always confirm at city level.
