Renting out your house or apartment through Airbnb. It can be a great way to generate additional income or even recoup some of the money spent on your vacation. But be careful! Strict rules apply in Amsterdam for renting out through Airbnb. If you don’t comply with these terms and conditions, you can be subject to a hefty fine. In addition the Municipality of Amsterdam strictly monitors compliance with the rules for holiday rental. So make sure you are informed!
How many days can you rent out your home through Airbnb?
You may only rent out your Amsterdam home for 30 nights per calendar year. The Municipality of Amsterdam can even ask Airbnb to block the calendar for your address for the rest of the year if your accommodation has reached this limit. And maybe that’s a good thing; exceeding the number of permitted nights is subject to a fine of no less than €11,600.
Other rules that apply when renting out through Airbnb in Amsterdam?
Renting out your entire home through Airbnb falls under the header of vacation rental. In addition to the maximum number of nights per year additional rules apply. The most important ones are listed below:
- Permit: you need a permit to rent out your home to tourists. This permit is always temporary and valid until April 1st of the following calendar year, regardless of the date of application. In 2022 this permit costs €46,50. You can apply for this holiday rental permit online. Please note that to apply, the property must be your main residence. This means that you are registered at the relevant address according to the Personal Records Database (Basisregistratie Persoonsgegevens). Renting out properties that are owned by a housing association (woningcorporatie) is prohibited by definition.
- Register: before you can start renting out in Amsterdam you must request a registration number. It is mandatory to include this number in your advertisement(s). It is free to register and in general you will receive the number instantly.
- Report: every time you rent out your home, you are obliged to report this online in advance. Again, failure to comply with this condition may result in receiving a substantial fine.
Do I pay tax when renting out through Airbnb?
- When renting out a property in Amsterdam, Airbnb pays tourist tax to the Tax Authorities on behalf of the landlord. In Amsterdam, guests pay ten percent of the advertising rate (including any cleaning costs). Attention! You do not have to collect the tourist tax yourself, but you do have to register your property with the Tax Authorities before you start renting out. In addition, you must submit an annual tourist tax return.
- You also pay income tax on the money received from rentals via Airbnb. You must declare 70 percent of the rental payments received as additional income. This income is taxed in Box 1 (income from work and home).
What else should you pay attention to when renting out via Airbnb?
- You have the obligation to ensure that your home is fireproof. In addition, the presence of (a) smoke detector(s) has been required since July 1st 2022.
- You are responsible for ensuring that your guests do not cause any nuisance. Make sure to communicate clear house rules and ensure that guests know how and where to dispose of their waste. Consider informing the neighbors and make sure that you are contacted if there are any problems.
- Make sure you have the permission of the Owners’ Association (VVE) to rent out your property.
- Spaces outside the home may not be rented out. For example, rental of garden houses, boats or tents in a garden.
What are the fines for making a mistake?
If you don’t follow the rules, you can be fined hefty. We have listed the most important amounts here:
- Renting out to tourists without living at the address yourself: € 21,750.
- Viability violations; such as renting out to too many people, or renting out more nights than is allowed: € 11,600.
- Administrative violations; such as renting out without a permit, renting out without being registered at the address, not reporting guests in advance or not mentioning the registration number in the advertisement: € 8,700.
In the event of multiple violations at the same time, multiple fines will be issued, with a maximum of € 21,750. For a complete overview of the applicable fines for violations, check the site of the Municipality of Amsterdam.
What about offering my home as a Bed & Breakfast?
The rules described above apply to holiday rental of your property. This means that you rent it out when you are not at home. If, on the other hand, you only rent out part of your property and you are present during the stay of your guests, it is considered bed & breakfast (B&B). Different rules apply to offering a B&B at your property. A permit is obligatory for B&B as well. Permits are capped per district and therefore limited available. Again, a registration number is mandatory and must be stated in your advertisements. Are you planning to offer a B&B in your home? Make sure you know what rules from the Municipality of Amsterdam apply.
Make sure you are informed!
The rules for holiday rentals are adjusted on a regular basis. Do you want to list your property on Airbnb? Make sure to not only inform yourself by this blog, but get up to speed with the latest applying rules laid out by the Municipality of Amsterdam. You can find these on their website.
Do you have any questions about holiday rental or are you interested in renting out your home for a longer period of time? We focus on rental for periods of at least 1 year, although shorter rental (from 6 months onwards) is possible in some cases. We offer different rental packages depending on if you want to include property management or not. Are you interested to know more about this? Please feel free to contact us for free advice or more information.