Effective from May 20, 2026, Regulation (EU) 2024/1028 introduces a harmonized framework for the collection and sharing of data related to short-term rental services facilitated through online platforms. The regulation primarily affects platforms’ obligations regarding property registration, verification of information provided by the Hosts and data reporting to competent authorities.
Regulation (EU) 2024/1028 takes effect on May 20, 2026, establishing a uniform system at the European Union level for the collection and exchange of information regarding short-term rental services offered through online platforms. While it does not harmonize the substantive limits applicable to short-term rentals, the regulation enhances market traceability and the supervisory capabilities of the competent national authorities.
In Italy, the Regulation builds upon a framework already characterized by the existence of the Databases for lodging property accommodation (BDSR) and the National Identification Code (CIN).
In terms of the EU Regulation implementation, CIN appears suitable to fulfil the role of the registration number required under EU legislation. However, coordination issues remain, as the EU Regulation focuses on the information obligations of digital platforms, whereas the national framework operates within a broader scope, potentially giving rise to overlapping requirements and interpretative uncertainties.
1. Main Obligations imposed on online Platforms
The EU Regulation assigns a central role to digital intermediaries. Platforms must request the registration number and prevent the publication of listings in its absence. The regulation also provides for periodic checks, including spot checks, on the accuracy of the information provided by Hosts and the adoption of corrective measures in the presence of invalid, incorrect, or improperly used numbers, including the removal of the listing and notification to the competent authorities.
2. Key Operational and Compliance Aspects
From an operational perspective, compliance requires adjustments to user interfaces, internal procedures, verification systems, and escalation workflows to authorities. From a compliance standpoint, platforms will need to align the new European obligations with existing national and local regulations, within a multi-level framework that may impact compliance costs and increase the risk of disputes.
3. Responsibilities Between Hosts and Platforms
The European system remains based on Host’s self-declaration, with the latter being responsible for the accuracy of the data provided. Platform is responsible for procedural and organizational obligations, including setting up the interface, collecting the required information, and transmitting the data to the competent authorities. Accordingly, the model strengthens the process-related obligations on intermediaries, without introducing a general obligation to carry out prior substantive verification of each listing and Host’s characterisation.
4. Recommended Actions in the Short term
In the short term, operators should assess the adequacy of internal processes concerning the collection of the CIN or other applicable registration numbers, ad reviews, mechanisms for removing non-compliant content, and data transmission workflows to the competent authorities. It also appears appropriate to assess the implications of the new regulatory framework on internal tax compliance and contractual arrangements with hosts and property managers.
5. Concluding Remarks
Regulation (EU) 2024/1028 does not fully harmonize the substantive rules governing short-term rentals. Rather, it establishes a European Transparency framework, which will require platforms to strengthen their organisational, technological, and compliance arrangements.
Consistent with the national framework, platforms are not required to verify the accuracy of the information provided by hosts. Responsibility for the correctness of such information remains with the Host, based on a system of self-declaration.
For further information, please contact:
Giuliana Polacco, Partner, Bird & Bird
giuliana.polacco@twobirds.com
