More than 90 percent of the properties listed on accommodation website Airbnb in Brussels are not properly registered with the Brussels Region. That amounts to 2,500 apartments, houses, or villas being rented out illegally according to research conducted by Brussels media outlet BRUZZ.
Anyone opening the Airbnb app or website today to book a few nights in Brussels can choose from thousands of Airbnb listings online. In addition to hotel rooms and guest rooms in private homes, the platform primarily features options for “entire homes,” the largest category in the offering. These include apartments, studios, houses, and villas in a wide range of price categories.
Based on an analysis of reviews and active listings, BRUZZ identified 2,788 “entire homes” that hosted guests in 2025. However, the fact that a property is actively listed does not guarantee that the Airbnb listing is legally compliant.
On the contrary. BRUZZ requested the list of officially recognised tourist accommodations from the Brussels Economy and Employment Department, and that list includes 267 properties. Compared to what is on offer on Airbnb in the region, that is less than ten percent. Put another way: Research undertaken by BRUZZ editors shows at least 90 percent of Brussels’ Airbnb properties—approximately 2,500 properties—are not compliant with the rules, specifically the registration requirement.
So, what are the rules in Brussels?
The legislation regarding Airbnbs is clear: anyone wishing to let a room or residence to tourists (for up to ninety consecutive nights a year) must first register with the Brussels Economy and Employment Department and the Brussels Tax Department. They group all types of tourist accommodations—such as hotels, apartments, guest rooms, and others—under the term “lodging.”
On paper, the law is clear, but real-world experience tells a different story. To register a lodging, applicants must go through a cumbersome and time-consuming process. For example, a prospective Airbnb host must collect at least eight different documents from various sources.
So, what documents do you need?
Copy of your ID
Criminal record check
Proof of liability insurance
Property tax assessment notice for the building or lease agreement with the owner’s written consent
Fire safety certificate or inspection certificate
An urban planning certificate from your municipality
A floor plan of the accommodation
Photos of the accommodation
If the building is co-owned: written consent from the co-owners
If a legal entity: copy of the articles of incorporation (tourism must be included in the corporate objectives)
If a legal entity: proof of the appointment of the natural person responsible for the day-to-day management of the tourist accommodation
How come so few properties are registered?
Once the accommodation has been approved by the Brussels Economy and Employment Department, the operator must within 31 days register the property with the Brussels Tax Office in order to pay the regional tax. This currently amounts to 4 to 5 euros per occupied night.
Urban Planning Certificate an obstacle
Why do so few Airbnb hosts complete this registration process? Various sources suggest, this is largely due to one specific document that poses a stumbling block for many applicants: the urban planning certificate from the municipality!
This certificate must demonstrate that a residence may be used for tourism purposes. Cities and municipalities must grant permission in order to convert a residence into a hotel or tourist accommodation. However, municipalities are not strong advocates of such changes in use because they want to prevent too many homes from falling into the hands of Airbnb hosts or other tourism operators.
For people who want to rent out a spare room in their home, obtaining an urban planning certificate is usually not a problem because the building is still primarily used as a residence.
Action taken against illegal lets
At the regional level, responsibility for tourist accommodations lies with the Brussels Economy and Employment Department that falls under the responsibility of the office of Brussels PM Boris Dilliès (Francophone liberal MR). Anyone who fails to comply with the rules set by the Brussels Economy and Employment Department risks fines starting at 416 euros and potentially reaching as high as 41,600 euros! In addition, the agency may suspend or revoke the accommodation’s registration number.
The Brussels Economy and Employment Department emphasises that its inspectors “conduct proactive investigations based on advertisements, online tools, authentic sources, and on-site inspections.” Reports from members of the public, municipalities, and tourists—which are arriving in increasing numbers—also serve as an essential starting point for investigations. In 2025, the agency’s inspectors inspected 213 tourist accommodations in the Brussels region. Of these, 149 were unregistered.
In total, the inspection service documented 246 different violations (including the absence of a registration number, failure to comply with operating conditions, and failure to comply with a cease-and-desist order). As a result, 38 premises were ordered to cease their activities, and four premises were sealed.
Risking a fine of at least 1,000 euros
Anyone who fails to report their tourist accommodations to the Brussels Tax Department, or does so late (after 31 days), risks a fine of at least 1,000 euros per unit. And anyone who fails to file their tax return correctly will have to dig deep into their pockets: The Brussels Tax Department will then assume that you hosted guests for all 365 nights of the year, meaning you’ll have to pay the full amount of tourist tax. Because of this rule, many Airbnb hosts—who were surprised by the fines last summer—have decided to contest their tax assessments.
Faced with the findings, Airbnb blames the low registration rates on the complex regulations in Brussels.
“The responsibility for obtaining a registration lies with the hosts,” Clément Eulry of Airbnb Benelux and France told BRUZZ. “But if complex procedures make it practically impossible to obtain a permit, that is a sign that the system isn’t working and needs to be revised!”