Shipping daily
Nov 12SHIPPEDTransparency rankings for 30 islands and 30 cities: every tracked off-plan project scored 0 to 100 on what is published and checkable (legal name, permit, handover date and its record, deposit protection, location, website, official lists), with the method and weights public, a source on every line, a right of reply on every row and the full analysis by email on request; Sumba is ranked with a disclosure, and the founder's own project there is excludedNov 12DATA27 more projects added in 11 countries of the Americas and Asia-Pacific, filling markets the previous batch left empty: the Dominican Republic, Panama, Mexico, Belize, the Bahamas, Vietnam, Indonesia and Fiji, plus Texas, New York, California, Colombia and Sri Lanka (1,294 tracked in total): 13 have a handover date as the developer publishes it and 9 have a map pin from the developer's own map, page data or address; every fact has a source link and none is reviewed or scored yetNov 12SHIPPEDError sweep after the 11 November release: market pages no longer jump while they load (layout shift 1.5 to 0), the sealed X-ray page holds its place too, stale totals removed from the French and Russian home pages and the database page in 8 languages, one airport route that ran on an airfield service road taken out of the distance check, the Berlin short-let rule linked to the official page that is online, 26 broken links on translated pages repaired (payment email check, market pages, booking), the verify page now says its file list is weekly, singular forms in the bulk check, and the deploy guard's browser set-up repairedNov 12DATA33 more projects added in 11 countries across the Americas and Asia-Pacific, from Canada, the USA, Brazil and Colombia to Japan, Malaysia, the Philippines, Australia and New Zealand (1,267 tracked in total): 25 have a handover date as the developer publishes it and 12 have a map pin from the developer's own map or address; every fact has a source link and none is reviewed or scored yetNov 12DATA60 more projects added in 17 countries across Europe, the Middle East and Africa, from France, Germany and Spain to the UAE, Oman, Egypt, Kenya and South Africa (1,234 tracked in total): 43 have a handover date as the developer publishes it and 25 have a map pin from the developer's own map or address; every fact has a source link and none is reviewed or scored yetNov 11SHIPPEDDeveloper pages now list official gazette notices about the developer's company when it is identified by its exact legal name: Spain's BORME (every daily issue of the last 12 months), France's BODACC (by SIREN number) and The Gazette in the UK, with notice type, date and link; no names of people are copiedNov 11SHIPPEDAround the site: project pages with a reliable pin now show the nearest sea, beach, airport, runway end, hospital, school, supermarket and transport stop from OpenStreetMap, and the yearly PM2.5 and NO2 of the Copernicus atmosphere modelNov 11SHIPPEDDistance claims check: distances and travel times stated on the project page we track are quoted from our sealed copy next to the straight-line and road distance measured from the pinNov 11SHIPPEDClimate at the plot: hot days, warm nights, yearly rain and heavy-rain days for 1995 to 2014 against 2040 to 2059, with the range across climate models (World Bank CMIP6 data)Nov 11SHIPPED39 developer pages of listed companies now show the exchange, the ticker and a link to the official filings, with the latest annual report date for those filing with the US SEC. No share prices, no adviceNov 11SHIPPEDStricter script rules on every page: a script runs only when our own page loaded it, so injected code is blocked by the browser; tested first on 271 pages, every tool, the portal and the adminNov 11DATA50 more projects added in 21 countries, from the UAE, Spain and the UK to Australia, Malaysia and Greece (1,174 tracked in total): each has its developer page, the handover date as published or "not published", and a source link for every fact; none is reviewed or scored yetNov 11SHIPPEDCan you legally short-let there? Project pages and a new guide show licence or registration, caps and zones, night limits and building rules for 23 places, each linked to the official source and its dateNov 11SHIPPEDDeveloper pages now compare the company name with official regulator warning lists of unauthorised firms (FCA, AMF, MAS, SFC, FINMA, Central Bank of Ireland, SEC) and show a no-match result with each list's date; possible matches go to a private review and are never publishedNov 11SHIPPEDAccessibility pass on 271 pages with an automated checker: charts and status strips are announced correctly, sideways-scrolling boxes work from the keyboard, small links are easier to tap; Russian pages use the right word form after numbers; project links open the project page directlyNov 11SHIPPEDProject pages now say where the developer's own schedule puts the project today, and the promised dates download as a calendar file (.ics) or a subscription that updates when a date moves; the portal exports your payment schedule the same way
Changelog →

Kolaboro / Guides

Short-let rules by city: what the official sources say

A developer may promise short-let income. Whether you may short-let at all depends on the city, the region and often the building. This table says only what the official source we read says, with the link and the date.

Sources read on 11 Nov 2026

How to read the table

  • Each row is a jurisdiction. A city row can sit above a wider row (region or country): both apply.
  • "Not stated in the official sources we read" means the pages we read are silent on that point. It does not mean there is no rule.
  • "Not checked yet" means we have not read an official source for that point.
  • This is not legal advice. Ask a local lawyer and the town hall before you sign.

The rules, place by place

WhereLicence or registrationCaps or zonesNights and staysBuilding and owners
Greater LondonSee the wider area in this tableNot stated in the official sources we read
A home can be used as temporary sleeping accommodation for up to 90 nights in a calendar year without planning permission, if the host is liable for council tax on it. Beyond that, planning permission is required. does not exceed ninety nights Deregulation Act 2015, law of 26 Mar 2015
Not stated in the official sources we read
EnglandNot checked yetNot stated in the official sources we read
Outside London there is no specific limit on the number of days a home can be let short term. Whether planning permission is needed is for the local planning authority to judge. House of Commons Library, read 11 Nov 2026
Not stated in the official sources we read
Scotland
A licence from the local council is mandatory for every short-term let in Scotland. New hosts must hold it before taking bookings or guests. You must obtain a licence from your local council to operate a short-term let property in Scotland. Scottish Government, page updated 15 May 2026
The whole City of Edinburgh council area is a short-term let control area. A new licence in a control area very likely needs planning permission. mygov.scot, page updated 9 Oct 2025
Not stated in the official sources we readNot stated in the official sources we read
Dublin
The council must be notified each year of the days intended for short-term lets (Form 15), and of the days actually used by 28 January (Form 17). Dublin City Council, page updated 25 Mar 2026
The rules apply only in rent pressure zones. A home that is not the owner's principal private residence needs change-of-use planning permission for any short-term let. Dublin City Council, page updated 25 Mar 2026
A short-term let is any let of up to 14 days. A principal private residence can be let for up to 90 days in a calendar year while the resident is temporarily away. Dublin City Council, page updated 25 Mar 2026
Not stated in the official sources we read
Berlin
A permit is needed to let a main or second home as a holiday flat. A registration number must be shown publicly in every advert. Land Berlin, read 12 Nov 2026
Not stated in the official sources we read
Second home: a permit is as a rule granted only for at most 90 days a year. A room of up to 49% of the floor area of a main home needs no permit, only a notification. höchstens 90 Tagen im Jahr Land Berlin, read 12 Nov 2026
Not stated in the official sources we read
France
A furnished tourist let must be declared to the town hall. In communes that use declaration with registration, a 13-character number is issued and must appear in every advert. Service-Public.fr, page updated 21 May 2026
Second home: in communes with registration, a change-of-use authorisation is needed first, with an energy rating of A to E in mainland France. Service-Public.fr, page updated 21 May 2026
Main residence, in communes that require a declaration: the yearly total is capped between 90 and 120 days depending on the commune. The same guest cannot stay more than 90 consecutive days. varies between 90 and 120 days by calendar year Service-Public.fr, page updated 21 May 2026
Co-ownership by-laws written from 21 November 2024 state whether tourist lets are allowed. In older by-laws, an "exclusively residential" clause prohibits them. The registration number must be given to the managing agent. Service-Public.fr, page updated 21 May 2026
Andalusia
A responsible declaration must be filed before starting, and the home is entered in the Andalusian Tourism Register with a code of the form VUT/province/number. Junta de Andalucía, read 11 Nov 2026
The home must comply with municipal planning rules, to be checked with the town hall first. Town halls can ask the register to cancel an entry. Junta de Andalucía, read 11 Nov 2026
Homes let to the same tenant for more than two months continuously are outside the tourist-home rules. Junta de Andalucía, read 11 Nov 2026
Not possible where the building's deed or statutes expressly prohibit tourist accommodation. To register, a certificate of the community's express and current approval is required. Junta de Andalucía, read 11 Nov 2026
Balearic Islands
A responsible declaration of start of tourist activity (DRIAT) is required. By default it is valid for five years and can be extended. BOE, law of 31 Jul 2017
New declarations are possible only in zones expressly declared suitable by the island councils and Palma city council. Plans can set a maximum number of tourist places in homes. ubicada en las zonas declaradas aptas de manera expresa BOE, law of 31 Jul 2017
Main-home modality: an individual may let their own main home for at most 60 days in a year. BOE, law of 31 Jul 2017
In buildings under horizontal property, an agreement of the owners' meeting is needed in which the majority of owners and of shares expressly accept it. BOE, law of 31 Jul 2017
Valencian Community
A responsible declaration leads to entry in the Valencian Tourism Register. The entry is valid for 5 years and is renewed with a new declaration. BOE, law of 2 Aug 2024
A favourable municipal report of planning compatibility for tourist use is required before registration. BOE, law of 2 Aug 2024
A tourist home is one let for 10 days or fewer to the same tenant. Lets of 11 days or more are outside these rules. Letting by rooms is prohibited. un tiempo inferior o igual a 10 días, computados de forma continuada a un mismo arrendatario BOE, law of 2 Aug 2024
A certificate is required showing that the statutes or agreements of the owners' community do not prevent a use other than residential. BOE, law of 2 Aug 2024
Spain
Royal Decree 1312/2024 created a national registration number for short lets offered on online platforms, with effect from 1 July 2025. The BOE page lists Supreme Court rulings of 19 May, 21 May and 1 June 2026 that declare articles 5 and 8 to 10 void. BOE, law of 23 Dec 2024
Not stated in the official sources we readNot stated in the official sources we read
Since 3 April 2025 an owner must first obtain the express approval of the owners' community. The vote needs three fifths of all owners and of the shares, and is not retroactive. deberá obtener previamente la aprobación expresa de la comunidad de propietarios BOE, in force since 3 Apr 2025
Portugal
Registration is by prior communication at the Balcão Único Eletrónico, which issues the registration number unless the council objects within 60 days (90 days in containment areas). Liability insurance is required. comunicação prévia com prazo no Balcão Único Eletrónico gov.pt, page updated 8 Sept 2026
Municipalities can, by their own regulation, create containment areas (with limits on transferring registrations) and sustainable-growth areas. Turismo de Portugal, page updated 7 Jan 2025
Not stated in the official sources we read
The owners' assembly can no longer cancel a registration itself. It can oppose with a reasoned resolution of more than half of the building's permillage and ask the mayor to decide on cancellation. Turismo de Portugal, page updated 7 Jan 2025
AthensSee the wider area in this table
First-time registration is prohibited in the 1st, 2nd and 3rd municipal districts of Athens until 31 December 2026. stegasi.gov.gr (Greek housing policy portal), page updated 4 Aug 2026
See the wider area in this tableSee the wider area in this table
ThessalonikiSee the wider area in this table
First-time registration is prohibited in the First Municipal Community of Thessaloniki from 1 July to 31 December 2026. stegasi.gov.gr (Greek housing policy portal), page updated 4 Aug 2026
See the wider area in this tableSee the wider area in this table
Greece
Each property must be entered in the tax authority's Register of Short-Term Property Lets, and the number must be shown in every listing and advert. AADE (Greek tax authority), document of 1 Sept 2024
In areas designated by joint ministerial decision, one taxpayer may offer at most two properties. AADE (Greek tax authority), document of 1 Sept 2024
A short-term let is a let of less than 60 days. In designated areas a property may be let at most 90 days per calendar year (60 on islands under 10,000 inhabitants). for a specific duration of less than sixty (60) days AADE (Greek tax authority), document of 1 Sept 2024
Not stated in the official sources we read
Türkiye
A tourism rental permit from the Ministry of Culture and Tourism is mandatory to let a home for 100 days or less (Law No. 7464, in force since 1 January 2024). Ministry of Culture and Tourism of Türkiye, in force since 1 Jan 2024
In a building with more than three homes, one person can hold permits for at most 25% of them. More than five permits also requires a business opening and operating licence. Ministry of Culture and Tourism of Türkiye, in force since 1 Jan 2024
Not stated in the official sources we read
For a home in a multi-unit building, the application needs a notarised copy of a decision taken unanimously by all unit owners. tüm kat malikleri tarafından oy birliği ile alınan kararın noter onaylı örneği Ministry of Culture and Tourism of Türkiye, in force since 1 Jan 2024
Dubai
No one may lease out holiday homes regularly unless licensed by the tourism department (DTCM in the decree, now the Department of Economy and Tourism). The licence lasts one year and is renewable. Government of Dubai, law of 24 Nov 2013
Not stated in the official sources we read
Holiday homes may be leased on a daily, weekly, monthly or annual basis. Units must be leased whole, not as separate rooms or bed spaces. in whole rather than in part as separate rooms or bed spaces Government of Dubai, law of 24 Nov 2013
Not stated in the official sources we read
British Columbia (Vancouver)
Since 1 May 2025 hosts must be registered with the provincial registry and show the provincial registration number on the listing. City of Vancouver licence rules: not checked yet. Hosts are required to include a provincial registration number on their listing Province of British Columbia, page updated 1 Apr 2026
Where the provincial principal residence requirement applies, short-term rentals are limited to the host's principal residence plus one secondary suite or accessory unit on the same property. It does not apply everywhere. Province of British Columbia, page updated 1 Apr 2026
The Act does not apply to rentals of over 90 days per booking. Province of British Columbia, page updated 1 Apr 2026
Not stated in the official sources we read
Toronto
Operators must register with the City to operate. Short-term rental operators must register with the City in order to operate in Toronto. City of Toronto, page updated 16 Sept 2026
Short-term rentals are permitted only in principal residences. City of Toronto, page updated 16 Sept 2026
A short-term rental is rented for less than 28 consecutive days. Entire-unit rentals are limited to 180 nights per calendar year. City of Toronto, page updated 16 Sept 2026
Some condominium corporations have their own bylaws on short-term rentals. The operator is responsible for following them. City of Toronto, page updated 16 Sept 2026
New York City
Local Law 18 created a registration system run by the Mayor's Office of Special Enforcement. Only the permanent occupant of the unit can apply. NYC Mayor's Office of Special Enforcement, read 11 Nov 2026
No registration in buildings on the prohibited buildings list (owners who do not allow short-term rentals), nor in rent-regulated or NYC Housing Authority units. NYC Mayor's Office of Special Enforcement, read 11 Nov 2026
An entire apartment or home cannot be rented for fewer than 30 days. Shorter stays are allowed only when the host lives in the same unit with the guests, with at most two guests. Hosts are not allowed to rent out an entire apartment or home for fewer than 30 days. NYC Mayor's Office of Special Enforcement, read 11 Nov 2026
Not stated in the official sources we read
Nashville (Davidson County)
A Short Term Rental Property permit is issued in two types: owner-occupied (the owner must be a natural person living there) and not owner-occupied. Metro Nashville, page updated 13 Mar 2026
New not owner-occupied permits are not issued in AR2A, R, RS or RM zones. Only one permit per lot in single-family and two-family zoning districts. New not owner-occupied permits are not permitted in AR2A, R, RS, or RM zoned properties. Metro Nashville, page updated 13 Mar 2026
Not stated in the official sources we readNot stated in the official sources we read
Austin
All owners and operators must be licensed through the City. A licence is valid for two years. All STR owners/operators in the City of Austin must be licensed through the City. City of Austin, read 11 Nov 2026
Since October 2025: multi-family sites, the greater of one unit or 10% of units; mixed-use sites, 25%; single-family sites, up to two units per site and other rentals of the same person at least 1,000 feet apart. City of Austin, read 11 Nov 2026
A short-term rental is a residence rented for less than 30 consecutive days. City of Austin, read 11 Nov 2026
Tenants may operate a short-term rental with their landlord's permission. City of Austin, read 11 Nov 2026
Florida (state law)Not checked yet
State law: a local law may not prohibit vacation rentals or regulate the duration or frequency of their rental. This does not apply to local laws adopted on or before 1 June 2011. City and county rules: not checked yet. A local law, ordinance, or regulation may not prohibit vacation rentals The Florida Senate, 2025 edition
A transient public lodging establishment is one rented to guests more than three times in a calendar year for periods of less than 30 consecutive days. The Florida Senate, 2025 edition
Not stated in the official sources we read
Clark County, Nevada (unincorporated areas)
A Clark County business licence is required. It covers only the unincorporated areas: Las Vegas, Henderson and North Las Vegas have their own city rules (not checked yet). Clark County, read 11 Nov 2026
Licences are capped at 1% of eligible housing units in each area. Licensed rentals must be 1,000 feet apart and 2,500 feet from resort hotels. Apartments are not allowed. Clark County, read 11 Nov 2026
A short-term rental is one rented for 30 consecutive days or less. Clark County, read 11 Nov 2026
In a common-interest community (HOA) only if the governing documents expressly allow it, with proof in the application. In a condominium complex of at least ten units, one unit only. Clark County, read 11 Nov 2026
HawaiiNot checked yetNot checked yetNot checked yetNot checked yet
Thailand (Bangkok)Not checked yetNot checked yetNot checked yetNot checked yet
RigaNot checked yetNot checked yetNot checked yetNot checked yet
NairobiNot checked yetNot checked yetNot checked yetNot checked yet

Questions to ask before you count on short-let income

  1. Which licence or registration number will this unit use, and who applies for it?
  2. Is the plot inside a zone where new short-let licences are issued today? Ask for the town hall document.
  3. Do the building's deed, statutes or house rules allow tourist lets? Ask for the text.
  4. Is the yield in the brochure based on nights that the local rule allows?
  5. If the rule changes before handover, what does the contract say?

Official sources read

Each source with the date printed on it (law, page or document) and the day we read it.

Not read yet

  • Abu Dhabi: the official guide could not be read by our reader
  • Thailand: the official law text could not be read by our reader
  • Bali and the rest of Indonesia: no official source read yet
  • Hawaii, Riga, Nairobi: no official source read yet
  • City of Vancouver, cities in Florida and Nevada: only the province, state or county source was read

Where we show it

On each tracked project in a covered place, next to the short-let figures within 1 km (Inside Airbnb). kolaboro.com/projects

Data as JSON /data/short-let-rules.json Rule summaries by Kolaboro, CC BY 4.0. Quoted passages belong to the official sources.

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