Airbnb rules in Haarlem 2026: 30 nights, six guests and the registration number

Airbnb rules in Haarlem let you rent out the home you live in while you are away for at most 30 nights a year, to at most six guests a night. There is no permit, but you need a registration number in every advertisement and must notify every letting before guests arrive.¹² Airbnb collects Haarlem’s tourist tax of €6.20 per person per night on its own bookings.⁴⁶ For a co-host, that is a small, seasonal job: half Rotterdam’s nights, with first fines from €2,500.

In this guide

1. Vakantieverhuur in Haarlem: the number and the notification
2. Who may let, and how many guests
3. The 30-night cap
4. B&B rules versus holiday letting
5. Fines from the Huisvestingsverordening
6. Tourist tax in Haarlem
7. What this means for a co-host
8. Worked example
9. Co-host checklist before you sign
10. Questions people ask
11. Sources

The wider Dutch picture, including the national registration system, is in Airbnb rules in Belgium and the Netherlands, and how tourist tax works across Dutch cities in tourist tax in the Netherlands.

Vakantieverhuur in Haarlem: the number and the notification

Haarlem’s rules sit in paragraph 3.3 of the Huisvestingsverordening Zuid-Kennemerland/IJmond, Haarlem 2026, the housing ordinance the council adopted on 18 December 2025. It took effect on 1 January 2026, replaced the 2022 version and runs until 1 January 2030.¹ The rules on tourist letting apply to every home in the municipality.¹

The ordinance names three forms of tourist letting: bed and breakfast, particuliere vakantieverhuur (private holiday letting) and all other forms.¹ Private holiday letting means the main resident lets the home where they are registered in the BRP, occasionally, for a short period and while away.¹ Tourist letting itself is defined by the guest: it is paid accommodation for people who are not registered as residents of Haarlem.¹

• A registration number. It is forbidden to offer a home for tourist letting, in any form, without the home’s registration number in every advertisement.¹ You request it through the national registration system with DigiD; it is free and arrives by email straight away.³ If an advertisement has no field for it, the city says to put the number in the first line of the listing text.³
• The number is not permission. The ordinance’s notes say no conditions are attached to issuing the number, and that having it does not mean letting is allowed. Other rules, such as the omgevingsplan (zoning plan) and the building regulations, can still stand in the way.¹
• A notification before every letting. For private holiday letting, each letting and its number of nights must be reported to the city in advance.¹ The city’s page says you do this every time you let your whole home, always beforehand, through the registration system at toeristischeverhuur.nl.²

The ordinance says the notification is made by the person who makes the home available for holiday letting.¹ The notes add that the registration duty also covers B&Bs and short stays by expats, labour migrants and exchange students.¹

Who may let, and how many guests

The city’s conditions are:²³

• You live there. You are registered at the address of the home and actually live there yourself.
• No second homes. A second home may not be used for holiday rental.
• Six guests. At most six people per night in a whole home.
• Owner’s consent. If you do not own the home, you need the owner’s permission to let. For the registration number, the city asks for the owner’s written consent, and says this also applies if you are in a VvE, an owners’ association.
• Tourist tax. You pay tourist tax for every overnight stay.
• No nuisance. As the host you are responsible for your guests’ behaviour and must prevent nuisance, for example from noise and waste.

The ordinance defines the main resident (hoofdbewoner) as a person officially registered in the BRP as resident of the home, who actually lives there and is, among other things, responsible for paying certain charges.¹ The city adds that letting more than a few nights a year may make you an entrepreneur who must register with the Chamber of Commerce (KVK).²

Is there a permit area?

No. Dutch law allows a municipality to require a permit for tourist letting in designated areas, but Haarlem’s paragraph 3.3 contains only the registration number, the night cap, the notification and the temporary ban described below.¹ The ordinance’s notes say Haarlem welcomes private holiday letting but expects more pressure from tourism in the Amsterdam region and overflow from Amsterdam.¹

One other part of the ordinance matters to anyone advising an investor. Haarlem has buy-to-let protection (opkoopbescherming) across the city: a home with a WOZ value of €495,948 or less at transfer may not be let within four years of purchase without a permit, and the permit grounds exclude tourist letting.¹ It is no route to year-round letting.

The 30-night cap

The ordinance forbids letting a home for more than 30 nights per calendar year as private holiday letting.¹ This night cap applies only to that form: the notes say the night cap and the notification do not apply to other forms of tourist letting, such as a B&B, though the zoning plan can still rule them out.¹

Once the city has told a platform that a home has gone over the maximum, that platform may not show offers for the home for the rest of the year.¹

The cap is not new. Haarlem’s council committee voted in 2018 to cut the maximum from 60 to 30 per year, according to regional broadcaster NH Nieuws at the time.¹⁰ Rotterdam and Utrecht allow 60; Amsterdam allows 30, and 15 in eight central neighbourhoods; see Airbnb rules in Amsterdam.

The temporary ban

Article 3.3.4 adds a harder measure. The city can ban a host from tourist letting for up to a year if three things are true: the host broke the ordinance’s tourist letting rules, an inspector established it, and in the five years before that the host was fined at least twice for breaking those rules.¹ The city can then also instruct a platform to block that host’s offers.¹

B&B rules versus holiday letting

A B&B is the other form most hosts consider. The ordinance defines it as the main resident letting a part of the main building that the zoning plan allows, for short tourist stays, while staying in the building themselves.¹ The city’s page sets the limits.²

Source for the table: Gemeente Haarlem and the ordinance.¹²³ A B&B may not be in a separate space outside your home, such as a garden house.² Whether a B&B is allowed at your address depends on the omgevingsplan for that area, which the city asks you to check yourself.²

Fines from the Huisvestingsverordening

Article 4.1.1 lets the city fine breaches of the tourist letting rules and uses a fine table as its guideline.¹ The table counts first, second and third or later offences, but the article itself does not say within what period an earlier fine counts. The city may lower a fine, taking into account the seriousness and culpability, the offender’s financial capacity and whether it is a repeat offence.¹

The night cap row says 30 days, while article 3.3.3 says 30 nights; we follow the article. The withdrawal rows are the general fines for taking a home out of residential use without a permit.¹

Platforms face their own fines of €8,700 each time: for publishing an advertisement after being told the maximum is reached, for publishing one without a registration number, and for not informing hosts of the rules that apply.¹

Tourist tax in Haarlem

Haarlem’s tourist tax in 2026 is €6.20 per overnight stay for all accommodation, with €4.00 for hostels and €2.50 for campsites and boats. An overnight stay is one person for one night, and guests aged 12 and under get a 50% discount on the €6.20 rate.⁴ It applies to guests not registered as residents of Haarlem.⁴

• Airbnb collects. Airbnb’s page for the Netherlands lists Haarlem with €6.20 per person per night for hotels and short-term rentals. The tax is charged to guests, not deducted from your payout, and shows in the Gross Earnings tab of your transaction history.⁶
• Children. Airbnb’s page gives the €6.20 without the discount for children, so check what a family with young children is charged.⁴⁶
• Register first. The provider of the stay is the taxpayer and must report in writing to the tax office before offering a stay for the first time.⁴ Cocensus, which collects for Haarlem, says you must register your Airbnb yourself through its online counter, and that registered providers receive a return form every year.⁵
• Keep a night register. The ordinance requires you to record your guests in a night register set by the city, unless your own system meets the city’s requirements.⁴
• Other channels. Airbnb’s page covers Airbnb bookings only. For bookings through Booking.com or direct, the tax is yours to charge and pay.⁴⁶

Neither Cocensus nor Airbnb says how stays Airbnb has already paid for should appear on your yearly return, so ask Cocensus before you file. No assessment is sent if a provider has fewer than ten overnight stays in the year.⁴ How tourist tax fits with the guest’s price and the Airbnb fee is explained in tourist tax in Belgium and the Netherlands.

What this means for a co-host

Can you manage holiday rentals in Haarlem as a co-host? Only as a small add-on. Thirty nights a year from a home whose resident must be away is a few weeks of work, and the rules leave no space for a second home or an empty flat.¹²

• What you can do. Run the listing, messages, check-in, cleaning, pricing and the night and guest counts.
• The notification. It must be made before each letting, with the number of nights.¹ If you submit it for the client, agree that in writing and keep the confirmations.
• The tax. Airbnb handles the collection on its bookings, but the client still needs to be registered with Cocensus and needs a night register. If you also list the home on another channel, someone has to charge and pay the tax on those stays.⁴⁵⁶
• Your exposure. The bans in the ordinance are worded impersonally, as acts such as offering or letting a home, not addressed only to the resident. Our reading is that whoever publishes the listing could also be fined, so get legal advice before you sign.¹
• No way round the cap. A B&B has no night cap but needs the resident at home, and the buy-to-let rules exclude tourist letting from their permit.¹² For furnished stays of a month or more, see mid-term rentals, and for the EU rules on registration and platform data, the EU short-term rental regulation.

Worked example

Use the revenue calculator to try your own numbers; 30 nights is about 8% of the year.

Co-host checklist before you sign

1. Residence. Is the client registered at the address and do they actually live there?²³
2. Not a second home. Is this the client’s own home, not a second property?²
3. Consent. If the client does not own the home, is there written consent from the owner, and does the VvE allow letting?³
4. Number. Is the registration number in every listing, on every platform, or in the first line of the text?¹³
5. Guests. Is the listing set to at most six guests?²
6. Nights left. How many nights have been notified this year, and who keeps the count against the 30?¹
7. Notifications. Who submits each one in advance, with the number of nights, and where is the proof kept?¹²
8. Tax. Is the client registered with Cocensus, who keeps the night register, and who pays on non-Airbnb bookings?⁴⁵
9. In writing. Who pays a fine, and can you stop work if the rules are broken? See the management agreement.

Questions people ask

Sources

All sources checked 6 November 2026.

1. Gemeente Haarlem, “Huisvestingsverordening Zuid-Kennemerland/IJmond, Haarlem 2026”, Adopted 18 December 2025, in force 1 January 2026 to 1 January 2030; paragraph 3.3, article 4.1.1 with the fine table, and the explanatory notes, in Dutch
2. Gemeente Haarlem, “Regels vakantieverhuur”, In Dutch
3. Gemeente Haarlem, “Vakantieverhuur registreren”, In Dutch
4. Gemeente Haarlem, “Verordening op de heffing en de invordering van toeristenbelasting 2026”, Adopted 18 December 2025, levied from 1 January 2026, version in force from 6 May 2026, in Dutch
5. Cocensus, “Toeristenbelasting”, Tax office that collects for Haarlem and other municipalities, in Dutch
6. Airbnb Help Centre, “Occupancy tax collection and remittance by Airbnb in Netherlands”
7. Airbnb Help Centre, “Airbnb service fees”
8. Airbnb Help Centre, “Value Added Tax (VAT) and how it applies to you”
9. Belastingdienst, “Tarieven en vrijstellingen”, In Dutch
10. NH Nieuws, “Gemeente Haarlem scherpt regels Airbnb aan: van 60 naar 30 dagen per jaar verhuren”, Regional news, published 29 May 2018, in Dutch

We check every figure against the sources above. Spotted something out of date? Email systemen@hostproacademy.com with the guide title.