Can I rent out my flat on Airbnb in Switzerland?
It depends — subletting needs the landlord's consent, and cities limit short-term letting. If you're a tenant, under the Code of Obligations (OR) subletting (including via Airbnb) needs the landlord's consent; they may refuse on specified grounds. Communal rules also apply. City of Zürich example (illustrative): in residential zones, short-term letting is capped at max 90 days per year. Permanently converting a flat into a business apartment / standing Airbnb needs a building permit. In 2026 the Federal Court backed Zürich's power to restrict such use. Add the tourist tax and income tax. In short: yes, with consent and within the local limits.
📋 The rules
- Subletting needs the landlord's consent (OR)
- Communal rules also apply
- Zürich: max 90 days/year in residential zones
- Standing Airbnb/business apartment: building permit
- Mind the tourist tax and income tax
🔓 Exceptions
- Owner-occupiers: no subletting consent needed (but communal rules apply)
- Other communes: their own caps or none
- Zürich's conversion rule: due to enter force autumn 2026
⚠️ Penalties & fines
Subletting without the landlord's consent risks a warning and, in the worst case, termination of the tenancy. Ignoring communal rules (e.g. the 90-day cap or the building-permit duty in Zürich) risks official measures and fines. Beware a myth: "my flat is mine, I can rent unlimited on Airbnb" is false — as a tenant you need consent, and cities like Zürich cap short-term letting. Tip: get consent in writing and check your commune's day limit.
📎 Official sources
- Federal Court backs Zürich Airbnb rules (20 Minuten) →
- Airbnb · host responsibility Switzerland →
- Property Owner · short-term rentals Switzerland →
❓ Frequently asked
Do I need the landlord's consent?
Yes, if you're a tenant. Under the Code of Obligations, subletting, including via Airbnb, needs the landlord's consent. They may refuse on specified grounds, for example abusive conditions. It's best to obtain the consent in writing before you start letting the flat.
How many days can I let?
It depends on the commune. In the City of Zürich, short-term letting in residential zones is capped at a maximum of 90 days per year. Other communes have their own caps or none at all. So check the specific rules of your own city or commune before listing.
Do I need a permit?
For permanently converting a flat into a business apartment or standing Airbnb, the City of Zürich requires a building permit, even with no structural changes. In 2026 the Federal Court backed the city's power to restrict or ban such short-term residential use of flats.
Do I pay tax and tourist tax?
Yes. Guests usually pay a tourist tax, and your rental income is subject to income tax. Depending on the scale, VAT may also become relevant. Check with your commune and the tax office about the specific obligations that apply to your letting activity.
Can I let freely as an owner?
As an owner you don't need a landlord's consent, but the communal rules still apply. In Zürich the 90-day cap in residential zones and the building-permit duty for permanent conversion both apply. So even as an owner you can't let freely and without limit in such cities.
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