Answers · Rules, night limits and registration
How many nights a year can I let my home on Airbnb?
Short answer
It depends on the city, and the limit belongs to the property, not to your Airbnb account. London allows up to 90 nights in a calendar year. Paris allows 90 for a principal residence. Amsterdam allows 30, and 15 in parts of Centrum and De Pijp. Copenhagen allows 70 days only if every letting goes through a platform that reports your income to the tax agency, and 30 otherwise. Vienna and Berlin ask first whether you live in the flat. Cape Town's draft by-law sets no cap: it proposes commercial rates above 50% of a property's annual room nights. Rules change, so each linked city guide carries the date it was checked and the authority's own link. Airflow counts the nights for you; it does not give legal advice.
See the rules for each city, with the authority and the date checked →
Why the number is the easy part
A night cap counts what the property did, on every channel together. Airbnb will stop you at 90 nights of Airbnb bookings in Greater London, and it cannot see your Booking.com nights or a guest who paid you directly. Sixty nights on one platform, twenty-five on another and ten direct is ninety-five, and no single platform shows a breach.
Most caps also carry conditions that matter as much as the number: whether the home is your main residence, whether you are liable for council tax on it, or how the booking was arranged. And nothing warns you as you approach the line. The calendar keeps selling and the count keeps climbing.
How to do it with Airflow
- 1
Bring in every booking
Add each channel's calendar link, or upload a CSV of past bookings, and include the direct ones. A channel Airflow cannot see is a channel missing from the count.
- 2
Turn on the letting limit for the property
Pick your city's rule from the list. It is four settings: what is counted, per night or per room-night, over which window, and up to what limit. A custom rule covers a city that is not listed.
- 3
Watch the forecast, not only the total
Airflow counts every night and shows the date you are forecast to cross the limit on the calendar as it stands. An email tells you when you move from approaching to close to over.
- 4
Decide whether Airflow may close nights
Off by default, and set per property. Switched on, it closes your least valuable open nights each week, in runs, outside a protected stretch of your calendar that you choose. It never touches a booked night and you can reopen any night it closes.
The caps, as each city guide states them
Checked on the date shown in each guide. Confirm with the authority before you rely on any of them.
| London | Up to 90 nights in a calendar year for the whole home, and only if you are liable for council tax on it |
|---|---|
| Paris | 90 days in the same calendar year, for a principal residence, since 1 January 2025 |
| France outside Paris | 120 nights unless the commune has cut it; the range is 90 to 120 |
| Amsterdam | 30 nights per year; 15 in eleven neighbourhoods in Centrum and De Pijp since 1 April 2026 |
| Copenhagen | 70 days per calendar year if you let exclusively through platforms that report your income to the tax agency; otherwise 30 |
| Vienna | Up to 90 days per calendar year in a home you live in; beyond that, or for a flat you do not live in, an exemption permit |
| Berlin | No statutory day cap on a main home, which needs a notification or a permit; a second home you use yourself needs a permit, as a rule for at most 90 days a year |
| Cape Town | Draft by-law, not law: above 50% of total annual room nights the property is rated as commercial. It is a threshold, not a cap. |
The Vienna and Berlin guide lists questions the authorities' own texts leave open, including whether a day means a night booked. The Berlin figure is the city's published summary and was not checked against the statute.
What is being counted
In London, Paris, Amsterdam and Copenhagen the count is of nights let, per property, in a calendar year that resets on 1 January. An empty calendar costs you nothing. In London the nights attach to the property, so a new managing agent or a new owner inherits whatever has been used that year. Cape Town's draft is different in kind: it is measured in room nights, and although the by-law text does not say whether nights offered or nights booked are counted, the City's FAQ says nights offered. Our guide plans for that, because it is also the worse outcome and the one you control.
Rules change, and this page is not legal advice
Paris cut its cap in January 2025 and Amsterdam cut parts of the city in April 2026. Each city guide linked here states the date it was checked and links to the authority. Read the guide for your city, then confirm with the authority. Airflow reports a measurement against the rule you chose and never tells you that you comply.
Other ways to do this
Airflow is one option. These are the others, and when each is the better choice.
- A spreadsheet
- One row per booking, every channel, with a running total of nights for the year. It costs nothing and works for one property if you update it every time a booking arrives or is cancelled.
- The platform's own counter
- Airbnb limits its own bookings to 90 nights in Greater London. That is accurate for Airbnb and blind to every other channel, so it protects you only if Airbnb is the only place you let.
- Ask the authority, or a planning adviser
- The right route when a condition is unclear for your property: your residence status, a permit, or how a day is counted. No software settles those.
What Airflow does not do
- Airflow does not tell you whether you comply. It reports a count against the rule you selected.
- It can only count bookings it can see. A channel you have not connected is missing from the total.
- It does not report to, or file anything with, a council, a city or a tax agency. In Copenhagen a booking taken on your Airflow booking page is a direct booking and is not reported to the Danish Tax Agency.
- It cannot tell which of your channels report to a tax agency, or whether a home is your main residence. You choose the rule.
Common questions
Do nights booked on Booking.com or directly count as well?
Yes. The limit is on the property, so nights from every platform and every direct booking count towards the same total. How London's 90 nights are counted →
Is the Paris limit 90 nights or 120?
For a principal residence in Paris it has been 90 in the same calendar year since 1 January 2025. Elsewhere in France the default is 120 unless your commune has cut it. Paris is 90 nights now, not 120 →
Why might my Copenhagen limit be 30 and not 70?
The 70 days applies only when the letting is arranged exclusively through intermediaries that report your rental income to the Danish Tax Agency. If any of it was arranged another way, the wording puts the year under the 30-day limit. Copenhagen's 70 nights and the reporting condition →
Does it matter whether I live in the flat?
In Vienna, Berlin and Paris it decides which rule applies at all. Vienna's 90 days is only for a home you live in, and a Berlin main home has no day cap but needs a notification or a permit. Vienna and Berlin: when the cap depends on where you sleep →
Can Airflow block dates so I stay under the limit?
Yes, if you switch it on for the property. It runs weekly, closes a limited number of your least valuable open nights each time, leaves the near part of your calendar alone, and every night it closes can be reopened by you. What automatic closing does, and its guardrails →
Try it on your own bookings
Forward a few booking emails and look at what Airflow builds from them. A card is needed at sign-up.
Start with Airflow See plans and pricing