The impending ban on short-term rentals in Barcelona has caused some alarms in the Airbnb hosts community. Hosts or property managers who rely on platforms like Airbnb are now faced with a tough decision: adapt their strategy or risk losing their income source altogether.
This isn’t just Barcelona’s issue —cities like Amsterdam, Berlin, New York, and London have introduced stricter regulations of their own, further tightening the screws on short-term rental (STR) operators.
For hosts who want to survive, thrive, and minimize tenant risks in this environment, here are advanced, actionable steps to adapt your rental strategy in light of changing regulations without resorting to generic advice.
Shift To Medium-Term Rentals
Barcelona’s ban specifically targets tourist stays of less than 31 days, but medium-term stays (30-180 days) are still legal. This opens up a major opportunity for hosts to cater to a new type of guest: remote workers, students, and professionals relocating for temporary work assignments.
These guests tend to stay longer and can provide a steadier income stream with less turnover, reducing your operational headaches like cleaning and guest communication. Many cities with short-term rental bans still allow medium-term rentals, so if your property is equipped for this market, you can effectively sidestep the restrictions while maintaining high occupancy.
One thing to note is that medium-term guests expect different amenities. You’ll need to consider providing higher-quality bedding, fully stocked kitchens, reliable Wi-Fi, and possibly even workspace setups to meet their needs. Look into how you can market your property to this audience by adjusting your listing descriptions and targeting the right platforms (Airbnb has a medium-term filter, but also check platforms like Flatio or Spotahome).
Explore Niche Markets With Limited Competition
Once you’ve made the switch to medium-term or long-term stays, look for underserved markets that the competition may be ignoring. Think about who will still need temporary housing despite the bans—hospitality professionals, travel nurses, academics, or corporate employees.
Corporate housing is a particularly lucrative niche. Companies frequently need to house employees for months at a time, and the housing they provide must meet higher standards. By networking with local companies and HR departments, you could potentially secure repeat business from professionals traveling to your city for work.
Also, consider offering tailored services like housekeeping or concierge services to make your property more attractive to these guests.
Invest in Compliance
Hosts operating in highly regulated cities often fall into the trap of evading the rules, which can lead to fines and the eventual loss of your license. Instead, adopt a proactive approach. Keep up-to-date with evolving local regulations (including possible zoning changes) and work to ensure your property is fully compliant.
To stay ahead of this, consider investing in property management tools that help monitor regulatory changes. Autohost’s software can be valuable here—it helps you ensure compliance with guest screening, automating ID verification, and managing check-ins in accordance with local laws.
In some cases, cities may offer incentives or tax breaks to landlords who rent to locals or transition from STRs to long-term leases. Keeping an eye on these policies can help you take advantage of government-backed programs while securing stable tenants.
Develop Relationships With Local Governments and Housing Authorities
One of the biggest mistakes hosts make is adopting an adversarial relationship with local authorities. Instead of viewing regulations as hurdles, see them as opportunities for dialogue. In some cities, governments have worked closely with STR operators to develop frameworks that benefit both parties, such as allowing short-term rentals in designated zones or offering partial exemptions for certain types of properties.
Participating in local forums or working with neighborhood associations can help you stay informed and possibly even influence future policies. In addition, establishing a relationship with local officials or housing advocates can give you access to key information early on—whether it’s a new licensing system or changes in the enforcement of current regulations. By positioning yourself as a responsible and engaged host, you may have the chance to shape policies instead of simply reacting to them.
Diversify Your Property Portfolio
If your current properties are concentrated in areas with tight regulations, it might be time to spread out your investments. Look for properties in cities or towns that are more lenient toward short-term rentals or don’t face the same housing pressure as large metropolitan areas. Smaller cities, suburban areas, or emerging travel destinations often have more flexible regulations and lower competition, making it easier to maintain profitable rental operations.
Additionally, consider cross-border investments. Countries like Portugal and Greece have more relaxed STR policies compared to their neighbors. Make sure to do thorough research on tax implications, management logistics, and local market demand before expanding internationally.
Capitalize on Direct Bookings
As platforms like Airbnb tighten their rules to align with local regulations, relying solely on them can be a risky move. Building a direct booking system not only protects you from the whims of these platforms, but it also gives you more control over your revenue and compliance.
Invest in a website with a booking engine that can handle direct reservations. Not only will this save you money on platform fees, but it can also give you the ability to market to repeat guests and offer more flexible booking options (for example, longer stays or personalized discounts). Also, you can integrate your own screening process using tools like Autohost to ensure that you’re compliant with local regulations and maintaining the safety of your property.
Email marketing, social media advertising, and Google Ads are powerful tools for driving traffic to your direct booking site. With platforms like Airbnb, you don’t have access to guest email addresses, so you’re unable to build a database of repeat clients.
Owning the guest relationship means you can offer loyalty programs, targeted offers, and personalized experiences that keep people coming back. According to one study, over 70% of consumers recommend brands with good loyalty programs.
Outsource Where It Makes Sense
In places where regulations are constantly evolving, managing an STR can feel like a full-time job. Rather than try to handle everything yourself, consider outsourcing key parts of your operations. For example, hiring a property manager or management company that specializes in STR compliance can save you time and stress while ensuring you stay on the right side of the law.
Also, using tools for automating guest communication, pricing adjustments, and cleaning schedules will give you the bandwidth to focus on scaling your business or exploring new markets. As regulations get tighter, having a streamlined operation helps you respond faster and reduce your liability if something goes wrong.
Prepare for a Future Without Short-Term Rentals
Even though your current city or region may not yet have introduced tight regulations, STR owners should always be prepared for the possibility. The rise in regulations is not likely to slow down, and it’s prudent to expect similar rules elsewhere.
Begin preparing now by building relationships with local long-term rental agencies, developing partnerships with relocation services, and expanding your property’s utility to appeal to longer-term tenants. By anticipating these changes before they happen, you can avoid being caught off guard when your city tightens its own regulations. Also, ensure your rental property is safe from scams and high-risk tenants by partnering with Autohost, a guest screening and verification platform.