Airbnb rules in Rotterdam 2026: 60 nights, the registration number and the notification

Airbnb rules in Rotterdam let you rent out the home you live in while you are away for at most 60 nights a year. There is no separate permit, but you need a free registration number in every advertisement and must notify every stay to the city before guests arrive.¹² A B&B in part of your home has no night cap. Fines start at €2,000. For a co-host, that makes Rotterdam a more workable city than Amsterdam, but still not one where a whole home can be let all year.

In this guide

1. Vakantieverhuur in Rotterdam: the number and the notification
2. Who may let: owners and main residents only
3. The 60-night cap
4. B&B rules versus holiday letting
5. Fines from the Verordening samenstelling woningvoorraad
6. Tourist tax in Rotterdam
7. What this means for a co-host
8. Co-host checklist before you sign
9. Questions people ask
10. Sources

This page goes deeper than the Rotterdam section of the rules guide. For the tax side in other cities, see tourist tax on Airbnb in Belgium and the Netherlands.

Vakantieverhuur in Rotterdam: the number and the notification

Rotterdam does not call its housing ordinance a huisvestingsverordening. The rules sit in the Verordening samenstelling woningvoorraad 2025 (ordinance on the composition of the housing stock), in force since 1 July 2025 and valid until 30 June 2029, with an updated version since 1 January 2026.¹ Paragraph 2.5 covers tourist letting, and the city distinguishes two forms: holiday letting (vakantieverhuur), when you are not at home, and a bed and breakfast, when you are.²

• A registration number. It is required for every form of tourist letting of every home in Rotterdam.¹ You request it once, free, at toeristischeverhuur.nl, receive it straight away by email and put it in every advertisement; Airbnb and Booking.com have a field for it.²
• The number is not permission. The city says so twice: you must still meet every other condition.² The ordinance adds that other rules, such as the omgevingsplan (zoning plan), can still stand in the way.¹
• A notification before every stay. For holiday letting you notify the nights of each stay to the city in advance, also through toeristischeverhuur.nl. It is free, and you are responsible for notifying on time.¹²

The ordinance’s explanatory notes say the notification is made by the person who makes the home available for tourist letting.¹

Who may let: owners and main residents only

The city’s conditions for holiday letting are short, and all of them must be met:²

• Your own home. Holiday letting is only allowed in a home you own or are the main resident of, and you are registered at the address in the Basisregistratie personen (BRP, the population register). The ordinance defines holiday letting by the absence of the main resident, meaning the person registered in the BRP who actually lives there.¹
• Furnished for you. The home must clearly be furnished for your own living, not purely for tourists.
• Consent. If you are not the owner, or the building has an owners’ association (VvE), you need the owner’s or VvE’s consent first.
• No housing corporation homes. Holiday letting is not allowed in homes owned by a woningcorporatie (social housing association).
• Fire safety. The home must meet the Besluit bouwwerken leefomgeving, and smoke detectors have been compulsory on every floor since 1 July 2022.
• No nuisance. You are responsible for your guests’ behaviour.

The city also advises you to tell your home, contents and liability insurers.²

Is there a permit-free area?

There are no zones for holiday letting in Rotterdam. The registration duty, the notification duty and the 60-night cap apply to every home in the city, and the ordinance contains no separate holiday rental permit.¹ The explanatory notes say the city chose 60 nights in 2018 and still sees no reason for a lower or higher cap.¹

One area rule can still matter to an owner who has just bought. Under the buy-to-let protection (opkoopbescherming), a home in 16 named neighbourhoods, such as Kralingen-West, Middelland and Blijdorp, with a WOZ value under €470,000 and bought after 1 January 2022 may not be let without a permit.¹ The sources we read do not say how this applies to an owner who lives in the home and lets it while away, so check it for any recent purchase.

The 60-night cap

The ordinance forbids holiday letting of a home for more than 60 nights per calendar year.¹ You may use them in one block or in several short periods, as long as the total stays at or under 60.² This night cap is twice Amsterdam’s 30 nights; see Airbnb rules in Amsterdam for the comparison.

Platforms enforce it too. Once the city has told a platform that a home has been let for 60 nights that year, the platform may not show offers for that home for the rest of the year.¹

B&B rules versus holiday letting

A B&B is the other legal route, and it works differently.² You choose one form of tourist letting per calendar year; the city calls a combination of both undesirable.²

Source for the table: Gemeente Rotterdam and the ordinance.¹²

Fines from the Verordening samenstelling woningvoorraad

Annex 3 of the ordinance sets fixed fines, rising with each repeat. A repeat counts when the same ban is broken again within four years after the earlier fine.¹

The last row is the general fine for onttrekken, taking a home out of residential use without a permit, which the ordinance requires for every home in Rotterdam.¹ The city’s fine policy calls withdrawal a broad concept that can quickly apply in practice.⁵ Neither source says in so many words that letting a home nobody lives in counts as withdrawal; our reading is that it is the risk such a unit runs.

Platforms face their own fines, from €2,000, for publishing without a number or after the city has reported the cap as reached.¹ Rotterdam does not make the amounts depend on whether you let as a business; its policy says business letting is caught by the repeat rule instead.⁵

Tourist tax in Rotterdam

Rotterdam calls its tourist tax logiesbelasting. In 2026 it is 6.5% of the price for the overnight stay, on the amount subject to VAT for accommodation, and it only applies to guests not registered in Rotterdam.⁴ Extras such as wifi, linen, cleaning and early or late check-in count, even when you invoice them separately.³

• Register first. You must tell the city before you offer a stay for the first time.⁴
• File every quarter. The tax period is a calendar quarter. After each quarter you get an email invitation from the tax portal and three weeks to file; the assessment follows within a month, and you pay it within 14 days of its date.³⁴
• Airbnb collects. Airbnb collects 6.5% of the listing price including cleaning fees and pays Belastingen Rotterdam.⁶ The city adds that you must still file every three months, and that you file and pay yourself on bookings through other platforms such as Booking.com.³
• Late filing. Without a timely return the city can estimate the tax itself and fine you.³

How the collected tax shows in your payout is in tourist tax on Airbnb.

What this means for a co-host

Can you manage holiday rentals in Rotterdam as a co-host? Yes, within limits. Sixty nights is enough for a real seasonal job, but each unit must still be the home of an owner or main resident who is away.²

• What you can do. Run the listing, messages, check-in, cleaning, pricing and the night count for the owner.
• The notification. The ordinance’s notes put it on the person who makes the home available.¹ If you submit notifications for the owner, agree that in writing and keep the confirmations.
• Your exposure. The bans are worded impersonally, such as a ban on letting without notifying, not addressed only to the owner. Our reading is that whoever publishes the listing could also be fined, so get legal advice before you sign.¹
• The money. With 60 nights a year, the commission per unit is modest (see the example below).
• No full-time unit. A home nobody lives in does not qualify for holiday letting at all.²

The figures are an illustration, not a forecast; use the revenue calculator for your own numbers.

Co-host checklist before you sign

1. Residence. Is the owner or main resident registered at the address in the BRP and actually living there?¹²
2. Ownership. Is it a housing corporation home? If so, stop.²
3. Consent. If the client rents, or there is a VvE, is the consent in writing?²
4. Number. Is the registration number in every listing, on every platform?¹
5. Nights left. How many nights have been notified this year, and who keeps the count?¹
6. Notifications. Who submits each notification before arrival, and where is the proof kept?²
7. Fire safety. Is there a smoke detector on every floor?²
8. Tax. Is the owner registered for logiesbelasting, and who files the quarterly return and pays on non-Airbnb bookings?³
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 2 November 2026.

1. Gemeente Rotterdam, “Verordening samenstelling woningvoorraad 2025”, Version in force from 1 January 2026, paragraph 2.5, article 3.3 and annex 3, in Dutch
2. Gemeente Rotterdam, “Toeristische verhuur van woningen”, In Dutch
3. Gemeente Rotterdam, “Aangifte logiesbelasting doen”, In Dutch
4. Gemeente Rotterdam, “Verordening logiesbelasting 2026”, Adopted 11 and 13 November 2025, in force 1 January 2026, in Dutch
5. Gemeente Rotterdam, “Beleidsregels Bestuurlijke boete Huisvestingswet Rotterdam 2021”, In Dutch
6. Airbnb Help Centre, “Occupancy tax collection and remittance by Airbnb in Netherlands”
7. 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.