Malta's New Short-Let Regulations Explained: What Every Property Owner Needs to Know (2026)
⚠ DISCLAIMER: IMPORTANT DISCLAIMER: This blog post is for general informational purposes only and does not constitute legal advice. All information is based on S.L. 409.24 — Tourism Accommodation Regulations, 2026 and official MTA guidance current as of April 2026. Regulations may be updated. Always consult the Malta Tourism Authority directly at mta.com.mt or seek qualified legal advice for your specific situation.
If you own or manage a short-let property in Malta, 2026 has brought significant changes you need to be aware of. The Malta Tourism Authority (MTA) published a new consolidated regulatory framework — S.L. 409.24, the Tourism Accommodation Regulations, 2026 — on 15 April 2026, replacing and strengthening all previous accommodation regulations.
As experienced property managers and rental managers in Malta, we've carefully reviewed the new framework so you don't have to. Here's a clear, accurate breakdown of what has changed, what is now required, and what happens if you don't comply.
Who Do These Regulations Apply To?
The new MTA regulations apply to any property in Malta or Gozo rented out on a short-term basis to tourists or visitors. This includes apartments, studios, villas, farmhouses, terraced houses, and maisonettes.
Under the new framework, a short-let is defined as any rental of up to 90 consecutive days. Properties rented beyond 90 consecutive days fall outside the short-let regime and are treated as long-term residential lets — a distinction now explicitly written into law.
If you rent your property through any platform — Airbnb, Booking.com, Vrbo, or directly — these regulations apply to you.
The MTA Licence: Now Stricter Than Ever
Under S.L. 409.24, operating a short-let property in Malta without prior MTA authorisation is expressly prohibited. This is not a new requirement in principle, but the 2026 framework has significantly tightened how it is enforced and what is required to obtain and maintain a licence.
Licences are now issued only to the 'proprietor in title' — meaning the owner, an authorised agent, a lessee, or another lawful holder of rights over the property. If you use a property manager in Malta to operate your short-let on your behalf, their authorisation must be properly documented as part of the application.
New Documentation Required for MTA Licence Applications
The 2026 regulations have expanded the documentation requirements for short-let licence applications. You will now need to provide:
• Copies of identity documents for the applicant, designated person, and operator (if applicable) • A valid Police Conduct certificate • Proof of valid development permission from the Planning Authority, including approved drawings • For properties built before 1968: a Pre-1968 Compliance Certificate from the Planning Authority • An Architect's certification confirming the premises conform with planning permission and are fit for habitation • Adequate Third-Party Liability insurance, covering both the property and common parts where applicable • A Waste Collection Management Plan (a new requirement under the 2026 regulations)
Applications must also include accurate operator information. Incomplete applications will not be processed, and if you fail to respond to a request for missing documentation within 90 days, your application will be deemed withdrawn — with no refund of fees paid.
New Occupancy Limits
The 2026 regulations introduce explicit occupancy caps for all short-let properties in Malta. Properties are now limited to a maximum of two persons per bedroom and ten persons per property overall — unless the property has independent access directly from a public road, in which case different provisions may apply.
Additionally, basement areas are now prohibited from being used as bedrooms. This applies to both new licence applications and existing licensed properties.
Mandatory Physical Signage Outside Your Property
One of the most visible new requirements under the 2026 framework is mandatory external signage. Every licensed short-let property in Malta must now display a notice outside the property entrance showing:
• The property's MTA licence number • The name of the licence holder or operator • A 24/7 contact number for handling complaints and emergencies
This contact number must be kept up to date at all times. If your property forms part of an apartment block or condominium, you are also now required to notify the building administrator in writing once your licence is issued, and submit a copy of that notification to the MTA.
The Waste Management Plan: A New Legal Requirement
All short-let properties in Malta are now required to submit and implement a Waste Collection Management Plan as part of their licence application. This plan must be presented to and accepted by the MTA before a licence can be granted.
The MTA has published a Waste Management Plan Template which can be downloaded from the official MTA website at mta.com.mt. As property managers in Malta, we can assist our clients in preparing this document correctly.
Air Conditioning Now Mandatory — Sofa Beds Prohibited
Two notable physical property requirements have been introduced under the new regulations. Air conditioning is now mandatory in all licensed short-let properties in Malta — it is no longer optional or advisory.
At the same time, sofa beds have been prohibited as sleeping arrangements in licensed short-let properties. Combined with the occupancy cap of two persons per bedroom, this significantly affects properties that have historically accommodated guests beyond their official bedroom count.
Bookings Capped at 90 Consecutive Days
The 2026 regulations formally cap short-let bookings at a maximum of 90 consecutive days. This is the legal boundary that distinguishes short-let tourism accommodation from long-term residential letting under Maltese law.
If you wish to rent your property to the same guest for more than 90 consecutive days, that arrangement falls outside the MTA short-let regime and would instead be governed by Malta's residential tenancy legislation, including Housing Authority registration requirements.
Penalties for Non-Compliance: Three-Year Disqualification
The consequences of operating a short-let property in Malta without a valid MTA licence have become significantly more severe under the 2026 framework.
Owners caught operating without a valid licence are now liable to a three-year disqualification — and critically, this disqualification attaches to the property itself, not just the individual. This means the property cannot be licensed for short-let purposes for three years, regardless of any change in ownership or management.
Furthermore, licences may be suspended or revoked for confirmed breaches relating to noise, waste management, or public health — areas that are now explicitly regulated under S.L. 409.24.
The Right of Appeal
If you feel aggrieved by any decision made by the MTA regarding your short-let licence application or renewal, you have the right to appeal under Article 14(1) of Chapter 409 — the Travel and Tourism Services Act. Appeals must be submitted to the Tourism Appeals Board within 15 days of the decision being communicated to you, along with the prescribed appeal fee as set out in S.L. 409.05.
What This Means for Property Owners and Rental Managers in Malta
The 2026 MTA regulatory framework represents the most significant overhaul of short-let rules in Malta for many years. The direction is clear: the Maltese government is moving away from a high-volume, low-regulation short-let market towards a more controlled, quality-driven model.
For property owners, this means greater compliance obligations — but also a more professional, level playing field. Properly licensed, well-managed properties will be better positioned than ever to attract quality guests and command premium rates.
For those using a property manager or rental manager in Malta, the importance of working with a professional who understands and actively manages your MTA compliance has never been greater. From preparing your licence application and waste management plan, to ensuring your property meets the new physical requirements and maintaining your 24/7 contact obligations, the regulatory burden has increased substantially.
If you are unsure whether your property is compliant with the new 2026 regulations, or if you need assistance navigating the updated MTA licence application process, get in touch with our team today. We specialise in full-service property and rental management in Malta and can guide you through every step of the compliance process.
Useful Official Resources
• MTA Short-Let Rented Accommodation page: mta.com.mt/licenses-applications/holiday-furnished-premises • S.L. 409.24 — Tourism Accommodation Regulations, 2026: legislation.mt/eli/sl/409.24/eng • Chapter 409 — Travel and Tourism Services Act: legislation.mt/eli/cap/409/eng • MTA Licensing Department: +356 2291 5000 • MTA Short-Let Licence Application Form: available at mta.com.mt • MTA Waste Management Plan Template: available at mta.com.mt