Airbnb rules in Maastricht 2026: 60 nights, the registration number and the new ordinance

Airbnb rules in Maastricht let you rent out your whole home to tourists for at most 60 nights a calendar year, for no more than four weeks at a time. There is no separate permit, but you need a free registration number in every advertisement and must notify each stay to the municipality by the day before guests arrive.¹² Renting one or two rooms in the home you live in, under the zoning plan’s guesthouse rule, has no night cap.² Airbnb does not collect Maastricht’s tourist tax of €3.78 per person per night, so you file it yourself every quarter.³⁷ For a co-host, that makes whole-home letting a seasonal job, and guesthouse rooms the only year-round route.

In this guide

1. Vakantieverhuur in Maastricht: the number and the notification
2. Who may let a whole home
3. The 60-night cap
4. Guesthouse rooms versus whole-home letting
5. Fines and enforcement
6. Tourist tax in Maastricht
7. What changed on 2 October 2026
8. What this means for a co-host
9. Worked example
10. Co-host checklist before you sign
11. Questions people ask
12. Sources

The national framework, and how Maastricht compares with Amsterdam, Rotterdam, The Hague and Utrecht, is in Airbnb rules in Belgium and the Netherlands. The tax side in other Dutch cities is in tourist tax on Airbnb.

Vakantieverhuur in Maastricht: the number and the notification

Dutch law lets each municipality choose a registration number, a night cap and a notification per stay, and some add a permit.⁶ Maastricht uses the first three and no permit. The rules sit in chapter 2 of the Huisvestingsverordening Gemeente Maastricht 2026, the city’s housing ordinance, in force from 2 October 2026.¹

Tourist letting (toeristische verhuur) means letting a home or part of it for at most four weeks in a row to the same guest, who is not a Maastricht resident. The ordinance distinguishes whole-home letting (toeristische woningverhuur) from room letting (toeristische kamerverhuur), where the main resident stays in the rest of the home. Both need a registration number; only whole-home letting has the night cap and the notification duty.¹²

Step 1: the registration number

• Every advertisement. The ordinance forbids offering a home or room for tourist letting without its registration number in every advertisement.¹
• Once, free, online. You register through the city’s Registratiesysteem Toeristische Verhuur, logging in with DigiD, eHerkenning or eIDAS. It is free and done once.²
• Wait for approval. You receive the number straight away by email, but you may only use it once the municipality has approved the registration, which takes about two weeks.² Plan that into a new client’s start date.
• The number is not permission. The ordinance’s notes say the zoning plan (omgevingsplan), policy rules or the Besluit bouwwerken leefomgeving can still stand in the way.¹

Step 2: notify every stay

For a whole home, you must notify each let and its number of nights to the municipality in advance, at the latest on the day before the stay starts.¹ You do this in the same online system, under Overnachting melden.²

• Cancelling. You can cancel a notification up to one day before the stay. A cancellation on the day itself goes by email to twvm@maastricht.nl.²
• Who notifies. The person who lets the home.¹ The city adds that you may only request a number for someone else if you are also the one offering the home; see what this means for a co-host.²

Who may let a whole home

The city’s page lists the conditions for letting your whole home to tourists, for example while you are on holiday:²

• A registration number, used in every advertisement.
• At most 60 nights a year in total, with every let notified.
• At most four weeks in a row per let.
• Tourist tax paid.
• Fire safety. The home is fire safe, has smoke detectors and meets the building regulations.
• No nuisance. You do everything you can to prevent it.
• Consent. If you are not the owner, or the building has an owners’ association (VvE), you need the owner’s or the VvE’s consent first.
• Not every home. Letting to tourists is not allowed in a bedrijfswoning (a home tied to a business site) or in a home owned by a woningcorporatie (social housing association).

The ordinance’s notes describe holiday letting as letting while the main resident (hoofdbewoner) is away: the person who lives in the home and is registered there in the Basisregistratie Personen (BRP, the population register).¹ The city also advises telling your insurers and declaring the income to the Belastingdienst.²

What about a home nobody lives in?

The sources do not answer this in so many words. The ordinance’s articles cap nights and require notification but do not separately say someone must live there; the notes and the city’s page frame holiday letting as a resident letting while away.¹² We found no text that settles the case of a second home or an investment flat, so ask the municipality in writing before you take one on.

Is there a permit-free area?

No. The duties apply in the whole municipality, to every building and houseboat meant for living in, except bedrijfswoningen, even though the notes say most tourist letting is in the Centrum and Zuidwest districts.¹²

The 60-night cap

The ordinance forbids using a self-contained home for tourist letting for more than 60 nights per calendar year.¹ This night cap matches Rotterdam and Utrecht and is twice Amsterdam’s 30 nights; see Airbnb rules in Utrecht for a comparison.

• Platforms enforce it. Once the municipality has told a platform that a home has gone over 60 nights, the platform may not show offers for that home for the rest of the year.¹
• Data from platforms. Platforms share letting data with governments from November 2026, covering lets from July 2026, and the city will use it to check the 60 nights.² The EU background is in the EU short-term rental regulation.

Guesthouse rooms versus whole-home letting

The city says most zoning plans (bestemmingsplannen) allow at most two rooms to be let to tourists under the guesthouseregeling, often called a B&B, if you are the owner and main resident and the building is designated for living.² The rooms have no kitchen or bathroom of their own, and more than two is possible only where the zoning plan allows it.¹

Source for the table: Gemeente Maastricht and the ordinance.¹² Check the zoning plan for each address.

Fines and enforcement

Annex 1 of the 2026 ordinance sets fixed fines, the same as in 2022.¹⁵

The fine table itself does not say within what period a second offence counts as a repeat; check with the municipality if that matters to you.¹

Fines are not the only tool. The city says it can also impose a penalty payment (dwangsom) until you register, or administrative enforcement (bestuursdwang) that closes the home to letting.² And after two fines for breaking the tourist letting rules within five years, a third offence lets the city ban the host from tourist letting for up to a year and order platforms to block that host’s listings.¹

Buy-to-let protection for recent purchases

The ordinance also renews buy-to-let protection (opkoopbescherming). A home anywhere in the city, transferred after 1 October 2022 with a WOZ value under €330,000 at transfer, may not be put into use by others (in gebruik geven) without a permit for four years, with fines of €22,500 and €45,000.¹ The sources do not say how this applies to an owner who lives there and lets while away, so check it for any client who bought recently.

Tourist tax in Maastricht

Maastricht’s tourist tax (toeristenbelasting) is a fixed amount per person per night, not a percentage. In 2026 it is €3.78 per person per night for accommodaties voor logies, the category that covers a home or part of one let for holidays, and for hotels without stars.³⁴ It applies to guests who are not registered as residents of Maastricht.³

• Airbnb does not collect. Airbnb’s page for the Netherlands covers Amsterdam, Haarlem, The Hague and Rotterdam, not Maastricht.⁷
• You are liable, and may pass it on. The person who offers the stay owes the tax and may charge it to the guest.³ The city’s page says you must show it on the guest’s invoice.⁴
• Register first. You must tell BsGW (Belastingsamenwerking Gemeenten en Waterschappen), which collects for Maastricht, in writing before you offer a stay for the first time.³
• File every quarter. The tax period is a calendar quarter, you file through BsGW’s digital return, and the tax is levied by assessment, paid in two instalments. Amounts under €5 are not levied.³⁴
• Keep a register. The city requires a nachtverblijfregister with, among other things, each guest’s name and address, arrival and departure dates, the number of guests and nights, and the rate charged.⁴

How a per-person tax shows up next to the Airbnb fee is explained in tourist tax on Airbnb.

What changed on 2 October 2026

The 2022 ordinance lapsed on 2 October 2026 after its four-year term.¹⁵ Its notes say the 2026 version is set for two years, while the city works on a broader accommodation policy.¹

• Tourist letting: unchanged. The evaluation favoured keeping it as it was; the night cap, notification deadline and fines match 2022.¹⁵
• Buy-to-let: a lower price limit, from the indexed €418,000 to €330,000, after a study found scarcity only up to that price.¹

What this means for a co-host

Can you manage holiday rentals in Maastricht as a co-host? Yes, within limits. Sixty nights a year is a real seasonal job per whole home, and guesthouse rooms in an owner’s own home can run all year where the zoning plan allows it.¹²

• What you can do. Run the listing, messages, check-in, cleaning, pricing, the night count and the tax register. Allow two weeks for the registration to be approved.²
• The notification. The ordinance puts it on the person who lets the home, and the city says only the person offering the home can register for someone else.¹² If you submit notifications through the client’s login, agree that in writing and keep the confirmations.
• The tax. No platform collects it, so price it in or add it on top, and keep the register for each return.³⁷
• Your exposure. The bans are worded impersonally, such as a ban on offering a home without the number, 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
• Longer stays. Tourist letting ends at four weeks to the same guest.¹ For longer furnished stays, see mid-term rentals.

Worked example

Use the revenue calculator to run your own numbers.

Co-host checklist before you sign

1. Form and residence. Whole home or guesthouse rooms, and does the client live there, registered in the BRP?¹²
2. Status and consent. Not a bedrijfswoning or housing corporation home, and owner or VvE consent in writing?²
3. Number. Approved, and in every listing on every platform?¹²
4. Nights and notifications. Who keeps the count, submits each notification by the day before, and keeps the proof?¹
5. Fire safety. Smoke detectors fitted?²
6. Tax. Registered with BsGW, and who files each quarter?³
7. Recent purchase. Bought after 1 October 2022 under the buy-to-let limit?¹
8. 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 Maastricht, “Huisvestingsverordening Gemeente Maastricht 2026”, Adopted 22 September 2026, in force from 2 October 2026, chapter 2, article 4.1 and annex 1 with the fine table, in Dutch
2. Gemeente Maastricht, “Toeristische woningverhuur, melden”, In Dutch
3. Gemeente Maastricht, “Verordening toeristenbelasting Maastricht 2026”, Adopted 4 November 2025, levied from 1 January 2026, in Dutch
4. Gemeente Maastricht, “Toeristenbelasting”, In Dutch
5. Gemeente Maastricht, “Huisvestingsverordening Gemeente Maastricht 2022”, Lapsed on 2 October 2026; used only to compare with the 2026 version, in Dutch
6. Rijksoverheid, “Woning verhuren aan toeristen”, In Dutch
7. Airbnb Help Centre, “Occupancy tax collection and remittance by Airbnb in Netherlands”
8. Airbnb Help Centre, “Airbnb service fees”

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