New Short-Term Rental Regulations in 2026 - What You Need to Know

New Short-Term Rental Regulations in 2026

Short-term rental in Poland is facing the biggest regulatory change in years. EU Regulation 2024/1028 of the European Parliament and of the Council comes into effect in May 2026 and will change how you rent out your apartment on Airbnb, Booking, or any other platform. If you operate a short-term rental, this article is required reading.

Where Did the New Regulations Come From?

Over the past decade, short-term rental in Europe has grown at a breakneck pace. Cities like Barcelona, Amsterdam, Lisbon, and Krakow began feeling the negative effects: rising housing prices, noise, neighbor conflicts, and lack of control over the accommodation market. Each country dealt with it on its own, creating a patchwork of inconsistent regulations.

The European Union decided to bring order. On May 20, 2024, Regulation 2024/1028 was adopted, establishing a unified framework for registering short-term rental properties across all member states. Countries have two years to implement it - which is why the key date for Poland is May 20, 2026.

It's worth noting that the EU regulation is a directly applicable act - it doesn't require full transposition into national law like directives. However, Poland must implement national implementing legislation, including establishing the CWTON registration system and setting penalty amounts. Legislative work in Poland has concluded with the adoption of the relevant provisions, and the CWTON IT system is in the launch phase.

Key Changes - What You Need to Know

1. Mandatory CWTON Registration

The Central Register of Tourist and Accommodation Facilities (CWTON) is Poland's equivalent of the EU register. From May 20, 2026, every short-term rental property must have a registration number. Without this number, you won't be able to publish a listing on any booking platform.

Registration is free and done online through the gov.pl platform using a trusted profile. Each property (apartment, flat, house) receives a separate number.

2. Platform Obligations

This is one of the biggest changes. The EU regulation places obligations not just on hosts, but primarily on platforms like Airbnb, Booking.com, Vrbo, or Noclegi.pl. Platforms must:

• Require a registration number when publishing every listing
• Verify the number's accuracy against the CWTON register
• Remove listings without a valid registration number
• Share reservation data with relevant authorities upon request
• Report the number of overnight stays sold for each property

This means platforms will effectively become enforcement tools. Simply ignoring the registration requirement won't be enough - the platform simply won't let you publish a listing.

3. Municipal Powers

The EU regulation gives member states and their local government units broad powers to regulate short-term rental at the local level. Municipalities in Poland can:

• Limit the number of rental days per year (e.g., to 90 or 120 days)
• Designate zones where short-term rental is prohibited or restricted
• Introduce additional requirements regarding safety, quiet hours, or property standards
• Impose local fees related to tourism

Not all municipalities will exercise these powers right away. But major tourist cities - Krakow, Warsaw, Gdansk, Wroclaw, Zakopane - will very likely introduce additional regulations. It's worth monitoring council resolutions in the municipality where you operate your rental.

4. Penalty System

The regulations introduce specific financial penalties:

• Up to 50,000 PLN for operating a rental without CWTON registration
• Up to 10,000 PLN for providing false or inaccurate data in the register
• Listing removal from booking platforms - meaning immediate revenue loss

Penalties apply to both hosts and platforms that fail to comply. Platforms can receive penalties for not fulfilling the registration number verification requirement.

Key Dates - Change Calendar

Remember these dates, because it pays to be prepared in advance:

1. May 20, 2024 - adoption of EU Regulation 2024/1028
2. Early 2026 - CWTON system launch (registration possible before the official deadline)
3. May 20, 2026 - official entry into force in Poland. From this day, registration number mandatory in all listings
4. Second half of 2026 - expected period of increased inspections and enforcement

Personal Data Protection (GDPR)

The new regulations involve processing personal data - both hosts' and guests'. Here's what you need to know about the GDPR aspects:

Host Data

Your data in the CWTON register (name, surname, property address, registration number) is partially public - the registration number is visible in listings. Personal data (PESEL, home address) is protected and accessible only to regulatory bodies.

Guest Data

As a host, you process your guests' personal data (name, surname, ID document, contact details). You must:

• Collect only necessary data
• Store it for the legally required period (registration obligation)
• Protect data from third-party access
• Delete data after the required retention period expires

Data Sharing With Platforms

Booking platforms will share data about overnight stays sold in your property with authorities. This data may be used to verify tax returns and compliance with any overnight stay limits imposed by the municipality.

Fire Safety - New Requirements

While fire safety requirements aren't new, the EU regulation places additional emphasis on them. When registering with CWTON, you declare that your property meets safety requirements. What does this mean in practice?

• Smoke detectors - in every sleeping room and hallway. This is the absolute minimum
• Fire extinguisher - at least one, working, with current inspection. Ideally an ABC powder extinguisher with minimum 2 kg capacity
• Evacuation instructions - evacuation plan displayed in a visible place, ideally on the inside of the entrance door
• Emergency exit markings - fluorescent signs indicating the direction of the emergency exit
• Fire blanket - recommended in the kitchen
• First aid kit - equipped according to basic standards

A fire safety inspection can be conducted by the fire department at the municipality's request. Failure to meet requirements can result in suspension of the registration number.

Property Insurance - New Realities

While the new regulations don't introduce mandatory liability insurance (OC) for short-term rental, this issue deserves serious attention. Why? Because market formalization means that in case of an accident or damage, you'll be identifiable as a legal service provider, and your liability will be clearly defined.

Standard apartment insurance usually doesn't cover short-term rental activities. It's worth extending your insurance or purchasing a dedicated policy that covers:

• Liability toward guests (e.g., falls, burns, poisoning)
• Guest damage to the property
• Revenue loss if the property is taken out of service (e.g., after flooding)
• Liability for damage caused to neighbors by guests

The cost of such a policy is typically 500-1,500 PLN per year, depending on the property value and coverage scope. It's a small price for peace of mind.

What Does This Mean for Your Wallet?

Many people ask: will the new regulations make short-term rental unprofitable? The answer: no, but you must adapt.

Direct Costs

CWTON registration itself is free. The costs you'll bear include:

• Documentation preparation (rules, instructions) - one-time
• Safety equipment (extinguisher, detectors) - a few hundred PLN
• Any property modifications to meet requirements - depends on the starting condition

Indirect Costs

If the municipality introduces a rental day limit (e.g., 120 days per year), you may lose some revenue. It's worth calculating now how many days per year you rent and checking what plans your municipality has.

Benefits

Market regulation also has clear upsides. Professional hosts who operate legally can benefit from the elimination of illegal competition. An organized market also means greater guest trust and potentially higher prices. Guests increasingly look for properties with an official registration number, treating it as a guarantee of quality and safety. It's a similar mechanism to hotel star ratings - it gives a sense that the property has been verified.

Furthermore, market organization can lead to greater price stability. When properties operating in the gray zone disappear (often competing on low price at the expense of safety and standards), legal hosts will be able to maintain margins at a reasonable level.

How to Prepare - Checklist

Here's your to-do list before May 20, 2026:

1. Set up a trusted profile on gov.pl if you don't have one yet
2. Gather documents - ownership deed or lease, property details
3. Register the property in CWTON - ideally as soon as possible after system launch
4. Add the registration number to all platform listings
5. Prepare house rules for guests
6. Check safety equipment - smoke detectors, fire extinguisher, evacuation plan
7. Review GDPR documentation - how you process guest data
8. Monitor municipal resolutions regarding potential local restrictions
9. Update your insurance policy - make sure it covers short-term rental
10. Crunch the numbers - account for potential overnight stay limits and new costs

Common Host Concerns

The new regulations generate many emotions and concerns. Here are answers to the most frequent doubts:

Is rental still profitable? Yes. The regulations don't ban short-term rental - they merely regulate it. If you operate legally, your situation won't worsen, and it may even improve thanks to elimination of illegal competition.

Will the municipality definitely limit rental days? Unknown. The regulation gives municipalities this option but not an obligation. Many smaller municipalities probably won't exercise these powers. Larger tourist cities may introduce restrictions, but usually after public consultations.

Do I need to register a business? No. CWTON registration is independent of legal form. You can rent as a private individual under private rental rules. The taxation form is a separate matter.

Poland Compared to Europe

Poland isn't the first country to regulate short-term rental. It's worth looking at others' experiences:

• France - mandatory registration since 2017, 120-day limit in Paris. The system works and is effectively enforced
• Netherlands - Amsterdam limited rental to 30 nights per year. Platforms actively cooperate with the city
• Spain - Barcelona requires a tourist license. Unregistered properties are closed and owners penalized
• Germany - Berlin has had a registration system since 2014, with periodic tightening

Polish regulation is moderate by European standards. It doesn't introduce a nationwide overnight stay limit (that's a municipal decision) and doesn't require a special license. But the trend is clear: regulations will continue to tighten.

Summary

The new regulations aren't the end of short-term rental in Poland. They're its professionalization. CWTON registration, registration number in listings, meeting safety requirements, proper documentation - this is the standard that already applies in most Western European countries. Now it's Poland's turn.

The key is preparation. Don't wait until the last moment. Start gathering documents, check the safety condition of your property, and register with CWTON as soon as the system is available. Those who prepare early will have peace of mind when May 20 arrives.

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