01
No national rule
no uniform nationwide 90-day limit
local rules are decisive
UrbanHome · Swiss News
Airbnb Switzerland: Where the 90-day rule applies – short-term rental rules for 2026
There is no nationwide 90-day rule for Airbnb in Switzerland: Geneva generally limits the short-term rental of an entire apartment to 90 days per year, Lucerne has a 90-day limit for certain residential properties, and Vaud requires a change-of-use permit for certain former rental apartments when they are rented short-term for more than 90 days. Zurich has followed a different approach since 1 September 2026 – this overview explains which Airbnb rules apply where in 2026 and what tenants and owners should check before offering short-term accommodation.
Author: Nikita von Niederhäuser, UrbanHome real estate expert Updated: · Reading time: approx. 17 minutes
02
90 days
Geneva generally limits entire apartments
Lucerne only for certain residential properties
03
Zurich is different
BZO rule since September 2026
no general 90-night limit
04
Tenants
landlord approval remains central
even without a local 90-day rule
Swiss comparison
Airbnb Switzerland 2026: Where does the 90-day rule apply?
The number 90 has a different meaning depending on the canton or municipality. In some places it is a genuine maximum, while elsewhere it is a permit or regulatory threshold.
01
90-day limit
Geneva
An entire apartment may generally be rented short-term for no more than 90 days per year. Beyond this, the use is considered a change of use or commercial activity.[2]
02
Partly 90 days
City of Lucerne
Certain residential properties converted to short-term rental use since 2010 are limited to 90 days per year. Registration and an identification number are central; exceptions exist.[3]
03
Permit threshold
Vaud
For certain former rental apartments in municipalities with housing shortages, a change-of-use permit is required in advance for short-term rental of more than 90 days per year.[4]
04
No 90-day limit
City of Zurich
Since 1 September 2026, a BZO rule applies to apartments rented regularly and commercially for periods of less than one year without a primary residence. There is no general 90-night limit.[5]
05
Not yet in force
City of Bern
A 90-day rule is planned for certain second homes in residential parts of the old town. Due to a pending appeal, the partial revision is not yet in force.[6]
06
Permit required
Basel-Stadt
Short-term rental of residential property for periods from one night to three months is officially treated as commercial use and requires a permit.[7]
07
Regulatory threshold
Ticino
90 nights is a threshold under tourism and accommodation law. Registration and an identification number are central.[8]
08
Different model
Interlaken
Interlaken relies more heavily on spatial planning, primary-residence quotas and restrictions in residential zones rather than a simple 90-day rule.[9]
The specific address must be checked separately
Municipalities may impose additional building, use, tourism, fire safety, registration or tax rules.
Swiss regulation
Federal.
Cantonal.
Municipal.
Why is there no single Airbnb rule for the whole of Switzerland? Short-term rental touches several areas of law at the same time.
Several regulatory levels matter
01
Tenancy law
Tenancy law is governed at federal level. For tenants, approval for subletting remains particularly important.[1]
02
Housing & spatial planning
Housing protection, changes of use and spatial planning can differ substantially between cantons and municipalities.
03
Tourism & local obligations
Visitor taxes, guest registration, registration requirements, accommodation law and other obligations may also apply. Airbnb itself does not determine whether a rental is legal; the applicable rules at the location do.
90 days in detail
Geneva, Lucerne and Vaud: Three different 90-day models
01
Geneva
A genuine 90-day maximum
The canton of Geneva is the clearest Swiss example of a genuine 90-day maximum. Anyone renting an entire apartment through an accommodation platform may generally do so for no more than 90 days per year. If the limit is exceeded, the use is classified under Geneva rules as a change of use or commercial activity.[2]
The official Geneva page distinguishes between renting out an entire apartment and renting individual rooms in an owner-occupied home. Stricter rules apply to subsidised housing.
02
Lucerne
90 days with registration and exceptions
The Lucerne regulations have been in force since 1 January 2025. Short-term rental means paid accommodation of people staying in the city for less than three months.[3]
The 90-day restriction does not apply automatically to every Airbnb property. Residential space converted to short-term rental use since 2010 may generally only be rented in this way for 90 days per year. During registration, the city determines the specific classification and issues an identification number.
03
Vaud
More than 90 days does not automatically mean a ban
Anyone wishing to rent an apartment that previously formed part of the traditional rental housing stock for more than 90 days per calendar year via a platform must obtain a change-of-use permit in advance in the affected municipalities.[4]
The rule applies only in municipalities where there is a housing shortage according to cantonal criteria.
Zurich 2026
Zurich since 1 September 2026: New Airbnb rule, but no 90-day limit
The partial revision of the BZO confirmed by the Federal Supreme Court entered into force on 1 September 2026. Apartments rented regularly and commercially for limited periods – such as Airbnb accommodation or business apartments – can no longer count towards a prescribed minimum residential share when they are provided for less than one year and the other conditions are met.[5]
Owners must declare such uses; converting an apartment into a business apartment may also require a building application even if no construction work is involved. The city expressly excludes occasional rental of one's own home during absences from the main focus.[10]
No general Zurich 90-day rule
The frequently mentioned Zurich 90-night limit comes from a separate popular initiative. The BZO rule in force since 1 September 2026 is different.
Other regions
Bern, Basel-Stadt, Ticino and Interlaken
Not all Swiss cities use a classic 90-day maximum.
01
Bern
Approved, but not yet in force
For certain second homes in the residential parts of the Upper and Lower Old Town, repeated short-term rental is intended to be limited to no more than 90 days per calendar year.[6]
Voters approved the partial revision in 2022. However, an appeal against the cantonal approval decision is still pending.
02
Basel-Stadt
Commercial use instead of a 90-day limit
Basel-Stadt defines short-term rental as rental for one night to three months and classifies it as commercial use. Short-term rental of existing residential space requires a permit.[7]
03
Ticino
90 nights as a regulatory threshold
In Ticino, the 90-night limit is primarily a threshold under tourism and accommodation law. All short-term accommodation must be registered and display an identification number in listings.[8]
04
Interlaken
Spatial planning instead of an annual limit
Interlaken relies more heavily on primary-residence quotas in central and mixed zones and restrictions on very short rentals in residential zones.[9]
Tenants & owners
Offering an Airbnb: What applies to tenants and owners?
Local Airbnb rules are only one part of the assessment. The tenancy agreement and condominium regulations may matter independently.
01
Tenants
Approval remains essential
Even if a municipality has no 90-day limit, a tenant cannot simply operate the apartment freely as Airbnb accommodation. The Swiss Tenants’ Association states that paid subletting through Airbnb generally requires the landlord’s approval.[11]
Obtain approval in writing where possible
Clearly describe the type and extent of subletting
Avoid abusive conditions
02
Owners
Ownership does not automatically mean unrestricted Airbnb use
Intensive short-term rental can constitute a change of use under building law or conflict with housing protection rules. In condominiums, the rules of use and administration must also be checked.
In BGE 145 III 400, the Federal Supreme Court held that the permissibility of high-frequency Airbnb rental depends on the specific circumstances. In one case, a regulatory ban on daily, weekly or monthly rentals was upheld.[12]
The number of days is not the only factor
Why “under 90 days” does not automatically mean “legal”
Other obligations may apply even for 20, 30 or 60 nights.
01
Tenancy law
Check landlord approval.
02
Building & use law
Clarify permitted use at the specific address.
03
Housing protection
Observe cantonal and municipal rules.
04
Condominium ownership
Check regulations and community resolutions.
05
Registration
An identification or publication number may be required.
06
Guest registration
Organise local reporting obligations correctly.
07
Visitor tax & taxes
Check charges and declaration of income.
08
Fire safety
Professional use may trigger additional requirements.
Before publishing
In
10
Airbnb checklist for Switzerland.
These ten points should be clarified before offering a property for short-term rental.
GoalCheck the rules before publishing
01
Location
Check municipality and canton
The specific address is decisive for many rules.
02
Time limit
90 days or another threshold?
Clarify local maximums and permit thresholds.
03
Rental apartment
Obtain approval
In rental apartments, involve the landlord in advance.
04
Condominium
Check the regulations
Review the community’s use and administration regulations.
05
Permit
Clarify change of use
Check whether a building or change-of-use permit is required.
06
Registration
Clarify identification number
Observe local registration or publication requirements.
07
Guests
Organise reporting obligations
Complete guest registration correctly and on time.
08
Charges
Check visitor tax
Take accommodation charges and local visitor taxes into account.
09
Taxes
Document income
Keep a clear record of income and relevant costs.
10
Operation
Liability and house rules
Clarify noise, keys, insurance, liability and house rules.
Official sources
Sources and data status
The legal statements in this article are based on official federal, cantonal and municipal sources as well as the Swiss Tenants’ Association.
Data status: 3 September 2026
- Federal Office for Housing: Short-term rentals and booking platforms, 28 August 2026
- Canton of Geneva: Renting out an entire apartment via Airbnb – 90 days
- Federal Office for Housing: City of Lucerne case study
- Federal Office for Housing: Canton of Vaud case study
- City of Zurich: Short-term rentals, rule since 1 September 2026
- Federal Office for Housing: Housing protection / City of Bern
- Canton of Basel-Stadt: Housing Promotion Act
- Federal Office for Housing: Ticino case study
- Federal Office for Housing: Interlaken case study
- City of Zurich: Regulation enters into force
- Swiss Tenants’ Association: Subletting and Airbnb
- Federal Supreme Court: BGE 145 III 400
Direct answers
Frequently asked questions about Airbnb and the 90-day rule in Switzerland
The most important answers in brief.
14
Questions & answers
No. There is no uniform nationwide 90-day limit. Cantons and municipalities use different housing, building, tourism and commercial-law instruments.
Geneva generally limits short-term rental of an entire apartment to 90 days per year. Lucerne also has a 90-day rule, but only for certain residential properties.
No. Since 1 September 2026, a BZO rule applies to apartments rented regularly, commercially and for less than one year. The separate political demand for a 90-night limit is not the BZO rule currently in force.
For an entire apartment, rental for more than 90 days is generally considered a change of use or commercial activity, triggering additional permit requirements.
The official Geneva 90-day rule expressly refers to renting out an entire apartment. Separate requirements apply to individual rooms and owner-occupied homes.
Residential property converted to short-term rental use since 2010 may generally be rented short-term for no more than 90 days per year. The registration procedure determines whether the rule applies; exceptions exist.
Not generally. For certain former rental apartments in municipalities with housing shortages, more than 90 days of short-term rental per year triggers a prior permit requirement for a change of use.
According to the current Federal Office for Housing status, no. The amendment was approved in 2022 but has not yet entered into force because an appeal against the cantonal approval decision is pending.
No. Short-term rental of residential property is officially classified as commercial use and requires a permit.
It is primarily a threshold under the applicable tourism and accommodation rules, not a blanket ban from night 91 onward.
Generally yes. Paid Airbnb subletting requires the landlord’s approval. General approval may be possible.
Depending on the property and its regulations, yes. The Federal Supreme Court upheld a prohibition on high-frequency short-term rental in a specific case.
No. Even below 90 days, tenancy law, building law, planning rules, condominium regulations, reporting requirements, visitor taxes or local registration obligations may be relevant.
Check with the municipality or city, the cantonal building or housing authority and, where relevant, the tourism or hospitality authority. The exact address and type of use are decisive.
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Key takeaway
Conclusion: There is no single Airbnb 90-day rule
Geneva has a clear 90-day maximum for entire apartments. Lucerne has a property-specific 90-day rule with registration. In Vaud, more than 90 days is a permit threshold for certain former rental apartments. Zurich has regulated short-term rentals through minimum residential-use rules since 1 September 2026 and currently has no general 90-night maximum.
For hosts, checking the exact address is therefore essential. The number of rental days alone does not determine whether an Airbnb listing is permitted.
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