At a glance
- Tourism Accommodation Regulations, 2026 (LN 92 of 2026, S.L. 409.24), in force 15 June 2026
- Every short let needs a Malta Tourism Authority (MTA) licence
- Max 2 guests per approved bedroom, and 10 per unit unless it has independent road access
- No bedrooms in basements or underground, and no sofa beds
- Operating without a licence: a 3-year ban on the owner and the property
- Air-conditioning required in existing units from 15 June 2028
The new law
Short lets in Malta and Gozo are now governed by the Tourism Accommodation Regulations, 2026 (Legal Notice 92 of 2026, S.L. 409.24), which came into force on 15 June 2026. They are run by the Malta Tourism Authority (MTA).
What you need for a licence
- Valid planning permission for the property, with certification that it matches that permission
- Insurance, which can extend to the common parts of the block
- A police conduct certificate with no relevant convictions in the last five years
- A 24/7 contact person for guests and neighbours
- A waste management plan
- A high standard of finish throughout
- An Energy Performance Certificate (EPC) displayed inside
- An exterior sign, and the property's registration number shown on every online listing
The licence is issued to the owner. Once licensed, you must also notify the block's administrator in writing and send a copy to the MTA.
Occupancy limits
- A maximum of two guests per bedroom approved by the Planning Authority
- A maximum of ten guests per unit, unless the unit has independent road access
- No sofa beds to add extra guests
- No bedrooms in basements or underground spaces
- Bookings of up to 90 consecutive days
Penalties
Running a short let without a licence leads to a three-year ban on applying again, and the ban applies to the property too, whoever applies next. Licences can also be suspended or revoked for breaches such as noise, waste or public health problems.
Already licensed?
Existing licences stay valid, but you'll have to show you comply with the new rules when you renew. Two transitional points matter for planning works:
- Minimum bedroom sizes apply to properties bought after 15 June 2026, unless a promise of sale was signed before that date.
- Air-conditioning becomes compulsory in existing units from 15 June 2028.
New from 2027: the eco-contribution
Budget 2027 announced an eco-contribution from 1 January 2027 of €10 per night for short lets, capped at €80 per stay. Factor it into your pricing.
What to renovate before you apply or renew
- Check the plans match reality. If a room was added or changed without permission, it won't count as a bedroom. Your perit can advise on regularising it.
- Move any basement bedroom to an above-ground room, or turn the basement into a living or storage space.
- Plan the air-conditioning now rather than in a rush before 2028. It affects electrics and outdoor units, which may need permission in a block or a UCA.
- Get or update your EPC. Insulation, glazing or a heat pump can improve the rating.
- Lift the finish. Bathrooms, flooring and fittings that look tired can count against the "high standard" requirement and your reviews.
How we help
We turn short-let apartments around quickly: room reconfiguration, bathrooms, air-conditioning, finishes, deep cleaning and snagging. We schedule the works between bookings so you lose as few nights as possible.
This guide is general information, not legal advice. For your licence application, follow the MTA's current guidance and check details with your perit or lawyer.
Frequently asked questions
Do I need a licence to short-let my apartment in Malta?
Yes. Every short let needs a Malta Tourism Authority licence under the Tourism Accommodation Regulations 2026.
How many guests can stay in a Malta short let?
A maximum of two per approved bedroom, and ten per unit unless the unit has independent road access.
