Germany has no single national short-term-rental law — Berlin, Munich, Hamburg and Cologne each set their own registration rules and limits, and Berlin's fines reach €500,000.
Unlike Spain or Portugal, Germany has no single national short-term-rental law. Regulation here combines ordinary tax rules with city-specific housing-protection laws, and the rules that actually matter to a buyer depend entirely on which city the property is in. Before you buy on the assumption of Airbnb income, check the specific city's current rules — they vary more than buyers expect.
Berlin: the strictest regime
Berlin enforces the Zweckentfremdungsverbotsgesetz — a housing-protection law aimed at stopping residential flats from being converted into permanent vacation lets. Renting out an entire apartment short-term generally requires a permit, and every listing must display a registration number. Penalties for listing without one are severe: fines can reach €500,000 for serious violations. Berlin also charges an overnight accommodation tax on short stays, on top of the registration regime.
Munich: a floor-space rule instead of an outright ban
Munich takes a different approach: without a special permit, a host can rent out an entire home short-term for up to eight weeks (56 nights) a year, and more generally cannot use more than 50% of a residential unit's floor space for commercial short-term letting without approval. Renting an individual room is generally allowed without a permit as long as it stays under that 50% threshold.
Hamburg: a housing-protection number and a day-count trigger
Hamburg requires hosts to register and typically obtain a "Wohnraumschutznummer" (housing-protection number). Rentals running longer than roughly 55–56 days a year usually have to be declared to the authorities, and the city uses digital reporting and rising fees to enforce it.
Cologne: a housing ID with its own threshold
Cologne requires a "Wohnraum-Identitätsnummer" (housing ID number) displayed on every listing. Permits or formal notifications are generally required once a rental exceeds about 90 days a year, and the city collects a separate culture-promotion tax tied to tourism and short stays.
What this means before you buy
A yield projection built on unrestricted Airbnb income can be wrong in exactly the cities where demand looks strongest. Before you commit, find out: whether the specific city requires a registration number, what the day-count or floor-space threshold is, whether the building or apartment itself has any additional restriction, and what the realistic fine is if you get it wrong. Enforcement increasingly relies on registration numbers tied to listings, so platforms themselves are part of the compliance chain, not just the city.
FAQ
Is there one German law that covers short-term rentals everywhere? No — rules are set city by city, on top of ordinary national tax law. Which city has the strictest rules? Berlin, both in scope (a registration number is required, not optional) and in penalty size (fines up to €500,000). Can I rent a single room without a permit? In most of these cities, yes, as long as you stay under the relevant floor-space or day-count threshold — but confirm the current local rule before relying on it. Does a registration number guarantee I can rent short-term indefinitely? No — it confirms compliance with the registration requirement, not an unlimited right; day-count and floor-space limits still apply in most cities.
How we help
We check the specific city's current short-term-rental rules for any property we recommend, so your yield plan is built on what's actually legal there, not a city-wide assumption. Informational only, not legal advice — these rules change by city and over time; confirm the current requirement for your specific building before buying.