The New Short-Term Rental Law: Airbnb Regulations in Erlangen and Nuremberg Starting in May 2026

Starting in May 2026 in Erlangen and in July 2026 in Nuremberg, new rules will apply to short-term rentals through platforms such as Airbnb and Booking.com. The amended Bavarian Misuse of Residential Property Act introduces a registration requirement, an annual limit of 60 days, and fines of up to 50,000 euros. Those who want to secure their returns must rethink their approach-and will find furnished commuter housing to be a regulatory-compliant alternative.

Why Bavaria is acting now: Housing market pressure as the trigger

Bavaria is tightening the rules for short-term rentals because the housing market in the university towns and economic hubs of the Nuremberg metropolitan region is under pressure. In Erlangen, where the Siemens campus regularly attracts several thousand employees, doctoral students, and international fellows, hundreds of apartments have been permanently removed from the regular rental market in recent years and redirected to platforms for tourism and short-term stays.

The amended Misuse of Residential Property Act (ZwEWG) closes this loophole. It provides Bavarian municipalities with the tools to effectively control misuse of residential property. Erlangen and Nuremberg are taking advantage of this opportunity-as two of the first cities in the metropolitan region.

For landlords, this means the end of the previously largely unregulated Airbnb model. Those who fail to act risk not only fines but also the removal of their listings, as platforms are required to block unregistered offers.

The New Rules in Detail

The core of the amendment is the registration requirement. Anyone wishing to offer a residential unit-even just occasionally-on short-term rental platforms needs a municipal registration number. In Erlangen, registration will be possible starting May 1, 2026, at the City Planning Office; in Nuremberg, starting July 1, 2026, at the Office for Housing and Urban Development.

The registration number must be clearly displayed in every listing. Airbnb, Booking.com, and similar platforms are legally required to remove listings without a valid registration number and report them to the authorities.

The following core rules apply:

• Primary residence: Short-term rentals for up to 60 days per calendar year without a separate permit-provided a registration number is available.
• Secondary residences and vacation rentals: Full permit required; granted only in defined exceptional cases.
• Long-term rental to third parties: Still permitted and not affected by the Misuse of Residential Property Act.

Violations are subject to fines of up to 50,000 euros. Cities may also order a conversion back to residential use-meaning the apartment must be returned to the regular rental market.

Return Comparison: Airbnb (old) vs. furnished commuter housing (new)

The following table shows how the yield structure for a typical 50-m² apartment in central locations changes:

Strategy	Erlangen City Center (€/month gross)	Nuremberg Old Town (€/month gross)	Occupancy (%)	Regulatory Risk
Airbnb short-term rental (pre-amendment)	2,100-2,800	1,800-2,400	70-80%	High (from 5/2026 or 7/2026)
Airbnb with registration, ≤ 60 days/year	650-950 (annual average)	550-800 (annual average)	60-75% of the 60 days	Medium (compliance costs)
Furnished housing for commuters/fellows (1-6 months)	1,600-2,200	1,400-1,900	85-95%	Low (outside of ZwEWG)
Regular long-term rental (unfurnished)	950-1,250	800-1,100	98-99%	Very low

Source: Rental market data for the Nuremberg metropolitan region, Erlangen and Nuremberg Expert Committee, IMX Listing Index Q1 2026. Gross figures exclude management costs, platform fees, and vacancy rates.

The result is clear: The old full-time Airbnb model is becoming economically unattractive due to the 60-day limit. Furnished housing for commuters and Siemens Fellows, on the other hand, generates similar gross returns with significantly lower regulatory risk and higher occupancy rates.

Erlangen City Center and Bruck: Unique Market Dynamics

In Erlangen, the situation is particularly striking. The Siemens campus in the southeast of the city continuously attracts international professionals and fellows who need a furnished apartment for project phases lasting two to six months. This target group has strong purchasing power, takes good care of their accommodations, and appreciates professional rental management.

The Bruck neighborhood, within walking distance of the train station and with a direct S-Bahn connection to Nuremberg, is emerging as a preferred location for furnished housing. Those who own a two-bedroom apartment there can command gross rents of 1,700 to 2,100 euros in the furnished commuter segment-with annual lease agreements that include a furnishing surcharge.

Airbnb listings were particularly concentrated in Nuremberg’s Old Town and Gostenhof. The impact of the amendment is likely to be especially noticeable here. At the same time, there is potential for converting properties into furnished housing, as the location is attractive to commuters heading to downtown Nuremberg and to employees of local companies.

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What furnished living actually means-and what landlords need to watch out for

The furnished rental model sounds simple, but it has some legal nuances that landlords should be aware of before converting their apartment.

Furnishing Standard: A furnished apartment must be fully equipped and ready for use-including a bed, desk, kitchen appliances, and seating. The landlord bears the ongoing costs for maintenance and replacement of the furnishings. This differs from traditional long-term rentals, where the tenant brings their own furniture.

Fixed-Term Leases: For furnished rental agreements, a valid objective reason for a fixed term may be asserted under Section 575 of the German Civil Code (BGB). Without such a reason, the contract is open-ended-and the tenant enjoys full tenant protection. For commuters and project staff, temporary work assignments in Erlangen or Nuremberg are generally recognized as valid objective reasons.

Furnishing surcharge: Landlords may charge a surcharge for the provided furnishings, which modifies the rent cap (where applicable). The rent cap applies in Erlangen and Nuremberg-however, the furnishing surcharge is deductible when calculating the cap limit. Legal advice is recommended here to ensure correct calculation.

Taxes: Income from furnished rentals is taxable as income from renting and leasing. Business expenses (depreciation on furniture, administrative costs, pro-rata renovation costs) can be deducted. Those staying for less than 60 days may be subject to overnight stay tax obligations in Erlangen-another reason to prefer the furnished long-term rental model.

Impact on the return calculation: What remains after taxes and costs?

The gross figures from the table above sound attractive. But what remains net after platform fees, taxes, furniture investment, and vacancy? A simplified net perspective for a 50-m² apartment in downtown Erlangen:

With the old Airbnb model (pre-amendment): Gross 2,400 euros/month, minus 15% platform fee (360 euros), 25% income tax on net profit, cleaning costs, vacancy - realistic net income: 1,100-1,400 euros/month.

With the furnished commuter model: Gross €1,900/month, virtually no vacancy with 11-12 months of occupancy, no platform fee, low cleaning frequency - realistic net income: €1,200-1,500/month.

The furnished commuter model performs at least comparably in terms of net income, with significantly less effort, no risk of fines, and stable predictability. Those who hold the property as an investment and do not want to spend time daily on platform management will find this to be the more compelling solution.

Practical Steps for Compliance

Those who wish to continue renting should take the following steps now:

Apply for registration: In Erlangen, immediately at the City Planning Office; in Nuremberg, starting in July at the Housing Office. Required documents: proof of ownership, self-declaration of planned rental days, and living space details.

Adjust booking calendar: The 60-day limit applies per calendar year. Platform calendars must be set so that the limit is not exceeded. Airbnb offers an integrated limit function for this purpose.

Consider switching to furnished housing: Those who wish to rent out their property for more than 60 days should consider switching to a furnished residential lease agreement. This is governed by the German Civil Code (BGB), not the Misuse of Residential Property Act. Important: A furnished lease must be objectively justified (e.g., the tenant’s fixed-term employment contract); otherwise, it is considered an open-ended lease.

Clarify tax implications: Short-term and long-term rentals are treated differently for tax purposes. If there are more than 60 overnight stays per year, a business tax liability may arise. Tax advice is strongly recommended in such borderline cases.

Nuremberg-Gostenhof and Erlangen-Center: Where the transition is most clearly felt

The shift from the Airbnb market to the furnished commuter market is not occurring at the same pace in both cities. In Erlangen-Zentrum, around the Old Town and the pedestrian zone, demand for furnished housing remains consistently stable among Siemens employees, doctoral students at Friedrich-Alexander University, and staff at the University Hospital. Apartments near Hugenottenstadt or along the Paul-Gossen-Straße corridor are preferred by practical renters who value location, short commutes, and functional amenities.

Airbnb was particularly active in Nuremberg’s Gostenhof-the neighborhood attracts art and culture enthusiasts, yet is also located near the S-Bahn, making it ideal for commuters heading into the city center. Owners with a two-room apartment here can achieve virtually the same monthly revenue by switching to furnished commuter housing as they previously did with Airbnb-without platform fees and without regulatory risk.

The conversion costs for furnished housing are manageable: Solidly furnishing a 50-square-meter apartment costs between 4,000 and 8,000 euros, which pays for itself in two to three years with a monthly furniture surcharge of 150 to 250 euros. Those who have already been renting furnished units generally only need to adjust the lease agreement.

What happens if platforms do not cooperate?

A common concern among landlords: What if Airbnb does not accept my registration number or I forget to enter it? The Bavarian Misuse of Residential Property Act requires the platforms themselves to verify this information. Listings without a valid registration number may no longer be displayed as of the effective date.

In practice, cities rely on the platforms’ reporting obligations. Airbnb and Booking.com provide booking data and listing information to the relevant authorities upon request. So anyone speculating that they will remain undetected is underestimating the technical reach of the new regulation. Cities also have their own digital monitoring systems that systematically check listings for registration numbers.

For landlords in Erlangen and Nuremberg, therefore, compliance is not an option but a requirement. Registration is administratively straightforward and typically takes less than two weeks. Those who apply now will have ample time before the first inspections begin.

Conclusion: Regulation as a Market Opportunity

The amended Bavarian Misuse of Residential Property Act is not a disaster for landlords-it is a sign that the housing market in Erlangen and Nuremberg is vibrant and in high demand. Those who know the rules and choose the right rental strategy can still achieve attractive returns in 2026. Furnished housing for commuters, fellows, and project staff is the most regulatory-compliant and economically sound alternative to the traditional Airbnb model.

Anyone looking to plan their next move-whether switching to furnished living, long-term leasing, or strategic sale-will find a data-driven starting point for Erlangen and the entire Nuremberg metropolitan region in the leadmarkt.ch valuation tool.

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Created by the my-home.de editorial team in collaboration with regional real estate analysts. Data as of May 2026.