Airbnb Switzerland: Where the 90-day rule applies – short-term rental rules 2026
Switzerland has no nationwide 90-day Airbnb rule: Geneva generally limits the short-term letting of an entire home to 90 days per year, Lucerne applies a 90-day cap to certain residential premises, while Vaud uses more than 90 days as a permit threshold for certain former rental homes. Zurich has followed a different model since 1 September 2026 – this guide compares the current rules and what tenants and owners should check before offering short-term accommodation.
In brief: the 90-day rule does not apply nationwide
The key answer: Switzerland does not have a national rule saying every home can be rented on Airbnb for no more than 90 days per year. The Federal Office for Housing documents annual caps, permit thresholds, registration requirements and planning restrictions.[1]
Geneva has a genuine cap for entire dwellings, Lucerne caps certain residential premises, Vaud uses more than 90 days as a permit threshold, and Zurich has followed a different zoning model since 1 September 2026.[2][3][4][5]
Contents
Airbnb Switzerland 2026: where does the 90-day rule apply?
| Place | 90-day rule? | Current position |
|---|---|---|
| Geneva | Yes | An entire dwelling may generally be rented short-term for no more than 90 days per year. Beyond that the use is treated as a change of use / commercial activity.[2] |
| Lucerne | Partly | Certain residential premises converted to short-term use since 2010 are limited to 90 days per year; registration and an ID number are required.[3] |
| Vaud | Permit threshold | For certain former rental homes in housing-shortage municipalities, more than 90 days requires a prior change-of-use permit.[4] |
| Zurich | No | Since 1 September 2026 regularly commercial rentals of less than one year without a main residence may not count towards mandatory minimum residential shares. No general 90-night cap.[5] |
| Bern | Approved, not yet effective | A 90-day restriction is planned for certain second homes in residential parts of the old town, but it is not yet in force because the approval is under appeal.[6] |
| Basel-Stadt | No | Short-term letting of residential space is treated as commercial use and requires permission.[7] |
| Ticino | Regulatory threshold | 90 nights helps determine the tourism/hospitality regime. Registration and an identification number are central.[8] |
| Interlaken | Different model | Planning rules, primary-residence shares and strong restrictions in residential zones rather than a simple annual cap.[9] |
Why Switzerland has no single Airbnb rule
Short-term rental touches several areas of law. Tenancy law is federal, while housing protection, land-use planning, changes of use, hospitality rules, tourist taxes and guest reporting may be cantonal or municipal.[1]
The Federal Office for Housing explicitly notes that there is no one-size-fits-all solution. Hosts therefore need to check the lease, ownership rules and the regulations applying to the property's exact location.
Geneva: Switzerland's clearest 90-day cap
An owner offering an entire dwelling through an accommodation platform may generally do so for a maximum of 90 days per year. Beyond that, the use is treated as a change of use / commercial activity under Geneva's housing-protection framework.[2]
Separate rules apply to individual rooms and owner-occupied homes; subsidised housing is stricter.
Quick answer
An entire home in Geneva: generally no more than 90 days per year.
Lucerne: a 90-day rule with registration and exemptions
Lucerne's Short-Term Rental Regulation has been in force since 1 January 2025. Residential space converted to short-term use since 2010 may generally be rented short-term for only 90 days per year. Certain former office or commercial spaces are exempt.[3]
Hosts must register; the city determines whether the cap applies and issues an identification number for listings.
Vaud: more than 90 days is not automatically a ban
If a home that previously formed part of the traditional rental stock is to be offered short-term for more than 90 days per calendar year, a prior change-of-use permit is required in municipalities officially affected by a housing shortage.[4]
It is therefore misleading to say Airbnb is simply “limited to 90 days throughout Vaud”.
Zurich since 1 September 2026: a new rule, but not a 90-day cap
The zoning amendment confirmed by the Federal Supreme Court entered into force on 1 September 2026. Regularly commercial short-term homes, including Airbnb-style accommodation and business apartments, can no longer count towards mandatory minimum residential shares when the individual rental periods are under one year and the other conditions are met.[5]
Owners must declare such uses, and changing an ordinary dwelling into a business apartment can require a building application even without construction work. Occasional letting of one's own home during absences is expressly outside the focus.[10]
Bern: a 90-day old-town rule is approved but not yet in force
Certain second homes in residential parts of Bern's upper and lower old town would be restricted when repeated short-term rentals exceed 90 days per calendar year.[6]
Voters approved the amendment in 2022, but an appeal against the cantonal approval remains pending. According to the current federal status, the amendment has not yet entered into force.
Basel-Stadt, Ticino and Interlaken use different models
Basel-Stadt
Short-term letting from one night to three months is treated as commercial use for housing-protection purposes and requires permission.[7]
Ticino
90 nights is mainly a threshold within tourism and hospitality law. If relevant thresholds are exceeded, hosts must assess whether the stricter LEAR regime applies; the federal overview specifically notes more than six beds plus more than 90 nights. All short-term providers must register and display an ID number.[8]
Interlaken
Interlaken uses primary-residence shares and planning restrictions in residential zones. An annual day count alone therefore cannot answer whether a listing is permitted.[9]
Airbnb as a tenant: landlord consent remains central
Swiss tenant guidance states that paid Airbnb letting generally requires the landlord's consent. A general consent covering changing guests can be requested.[11]
In practice, document consent in writing and specify frequency, pricing and conditions.
Airbnb as an owner: planning law and condominium rules still apply
Ownership does not automatically mean unrestricted Airbnb use. Intensive short-term letting may amount to a change of use or breach housing-protection rules. Condominium owners must also check community regulations.
In BGE 145 III 400, the Federal Supreme Court held that permissibility depends on the circumstances. In a high-standard primary-residence building with common facilities, a regulation banning daily, weekly and monthly letting was upheld.[12]
Why “below 90 days” does not automatically mean “legal”
- Tenancy law: landlord consent.
- Planning and building law: permitted use at the address.
- Housing protection: local restrictions.
- Condominium rules: community regulations.
- Registration: ID or listing number.
- Guest reporting: local reporting duties.
- Tourist tax and tax: collection and income declaration.
- Fire safety / hospitality law: extra rules for professional activity.
10-point checklist before listing on Airbnb in Switzerland
- Check municipality and canton for the exact address.
- Identify any 90-day cap, permit threshold or other restriction.
- If renting, obtain landlord consent.
- If condominium-owned, check community regulations.
- Clarify change-of-use or building permits.
- Check registration and listing-number rules.
- Organise guest reporting.
- Check tourist tax.
- Document income and expenses for tax.
- Address house rules, noise, keys, insurance and liability.
Official sources and data status
- Federal Office for Housing: Short-term rental and booking platforms, 28 August 2026
- Canton of Geneva: letting an entire dwelling via a platform
- Federal Office for Housing: Lucerne case study
- Federal Office for Housing: Vaud case study
- City of Zurich: short-term rentals, rule effective 1 September 2026
- Federal Office for Housing: Bern housing protection
- Canton Basel-Stadt: Housing Promotion Act
- Federal Office for Housing: Ticino case study
- Federal Office for Housing: Interlaken case study
- City of Zurich: short-term rental rule enters into force
- Swiss Tenants' Association: subletting and Airbnb
- Swiss Federal Supreme Court: BGE 145 III 400
Status: 3 September 2026. Always check the municipality and canton for the specific address.
Frequently asked questions about Airbnb and the 90-day rule in Switzerland
Conclusion: Switzerland does not have one Airbnb 90-day rule
Geneva has a clear annual cap for entire dwellings. Lucerne has an object-dependent cap with registration. In Vaud, more than 90 days can trigger a permit for certain former rental homes. Zurich regulates through minimum residential-share rules and currently has no general 90-night cap.
The exact property address and type of use matter more than one nationwide number.
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