According to Serbian Economist, Albania is stepping up tax oversight of the short-term rental market, which has become one of the country’s fastest-growing segments of the tourism real estate sector in recent years. The tax administration has launched a sectoral plan for the tourism sector through 2026, under which the activity of property owners on Airbnb, Booking.com, and other platforms will be cross-checked against tax returns.
In essence, Albania is becoming one of the first countries in Europe to transition tax oversight of short-term rentals via digital platforms to an automated format using artificial intelligence. This makes the country a regional test case for stricter control over revenue from tourism real estate.
The main tool of the new control system will be an AI-based automated monitoring system. Algorithms will scan the Albanian segments of Airbnb and Booking on a weekly basis, analyzing nightly rates, price trends, actual occupancy rates, booking calendars, as well as the number and dates of guest reviews.
Private homeowners renting out one or more apartments through Airbnb and Booking are not required to register as sole proprietors, but must file an annual individual DIVA tax return and pay income tax at a rate of 15%. The tax is calculated on net income after deducting the platform’s commission. Separate clarifications regarding new obligations for short-term rentals starting in 2026 also highlight the use of DIVA as a digital system for reporting individual income.
The authorities are paying special attention to VAT. In Albania’s tourism sector, a reduced rate of 6% applies instead of the standard 20%, but it may only be applied by properties that have passed a physical inspection and received an official classification certificate from the Ministry of Tourism. If an owner applies the 6% rate without such a certificate, the tax authority may retroactively assess VAT at the full 20% rate, along with fines and penalties.
Another requirement concerns cashless payments. By May 30, 2026, all accommodation facilities in Albania, including hotels, hostels, campgrounds, and certified guesthouses, must install physical POS terminals to accept payments. At the same time, the limit on cash transactions between commercial entities has been reduced from 150,000 to 100,000 lek.
For the real estate market, this marks the end of a period of lax oversight of income from short-term rentals. In recent years, Albania has experienced an investment boom in resort real estate, particularly along the coast, where buyers have relied on income from tourist rentals.
But now, the profitability of such properties will increasingly depend not only on occupancy and price, but also on the owner’s tax compliance.
For foreign investors, the new rules mean they must consider the property’s tax model in advance.
The Albanian model reflects a broader trend in the region. Montenegro is also tightening control over payments and taxes in the real estate and tourism sectors, but Albania is taking the next step—using digital monitoring and AI to compare actual activity on platforms with tax reporting.
Revenues for Airbnb hosts in Albania reached a record €40 million in 2024, confirming the continued growth of the short-term rental market in the country. This was reported by the Albanian General Directorate of Taxes, whose data is cited by Albanian media.
According to the tax administration, from January to December 2024, more than 8,472 individuals and companies operated through the Airbnb platform in Albania, and the total volume of bookings amounted to 3.816 billion lek, equivalent to approximately 40 million euros. Commissions paid to the platform itself amounted to 167.6 million lek, or about 1.7 million euros.
Against this backdrop, tax authorities reminded property owners of the need to declare their income through the DIVA system. A 15% tax rate applies to such income, and the deadline for filing the declaration is set for March 31, 2026. The tax service separately emphasized that it already has data on bookings and income received directly from Airbnb, so failure to declare could lead to audits and fines.
The growth in Airbnb income reflects a broader trend of residential real estate in Albania becoming an investment asset, particularly in coastal cities and tourist destinations. Against this backdrop, the short-term rental market is becoming an increasingly significant part of the country’s tourism economy and, at the same time, the subject of heightened tax scrutiny.
The Madrid High Court rejected Airbnb’s request to suspend payment of a €64 million fine imposed by the Spanish Ministry of Consumer Affairs and ordered the company to pay the fine while the case is pending. This was reported by Spanish media, and the move is part of a broader campaign by Spanish authorities to tighten control over the short-term rental market.
According to a report by El País, the fine was imposed in December 2025 and is equivalent to approximately six times the amount of “illegally obtained profits” that, according to Spanish authorities, Airbnb received as a result of its controversial advertising practices. The court ruling, published on March 23, specifically concerns the denial of a stay of proceedings, meaning it does not resolve the dispute on its merits but prevents the company from postponing payment until a final verdict.
Spanish authorities justified the sanction based on three main violations. These include the publication of listings for tourist accommodations without the required license number, the use of false or incorrect registration data, and misleading information regarding the legal status of landlords. All of this was classified in Madrid as forms of unfair or misleading advertising.
Airbnb, in turn, stated that the court’s decision is procedural in nature and does not address the substance of the dispute, and that the company itself considers the fine to be contrary to Spanish and European law. The company has already appealed the sanction and is continuing its legal defense.
The case is unfolding against the backdrop of a general tightening of Spain’s policies regarding short-term rentals. According to Reuters, in the summer of 2025, the Ministry of Consumer Affairs announced that it had secured the removal of 65,000 Airbnb listings deemed to be in violation of the rules, and subsequently identified nearly 55,000 more listings lacking the required license numbers. Authorities link this campaign to efforts to ease the pressure of tourist rentals on the housing market and curb rising rent rates for local residents.
Spain as a whole has been tightening restrictions on short-term rentals over the past two years. In particular, in March 2025, one of the country’s highest courts upheld Barcelona’s plan to completely phase out short-term rental licensing by 2028. This underscores that Airbnb’s conflict with regulators is part of a broader shift in Spanish housing policy toward restricting short-term rentals in overheated tourist areas.
For the real estate market and the tourism sector, this means an increase in regulatory risks for short-term rental platforms in Spain.
For the platforms themselves, the key issue is no longer just the scale of the business, but also the ability to quickly adapt to new requirements regarding licensing, transparency of listings, and disclosure of information about property owners.
The Greek tax authority AADE is tightening control over short-term rentals through Airbnb, Booking.com, and Vrbo: owners and managers of properties must verify and finalize their 2025 income data in the short-term accommodation registry by February 28, 2026, including the distribution of income among beneficiaries, amounts, and the correctness of the property registration number (AMA).
According to AADE, 2.2 million initial declarations were submitted for 2025, and the total declared income amounted to EUR 870 million (+16% y/y). At the same time, tax authorities warn that if the data is not confirmed and corrected on time, it is possible that tax will be levied on 100% of the income specified in previous declarations, even if part of the amounts was not actually received (for example, due to cancellation of reservations).
From the beginning of March 2026, AADE will launch cross-checks based on data provided directly by the platforms. If unregistered properties or properties without AMA in the listings are found, sanctions will be imposed: fines ranging from EUR 5,000 to EUR 20,000, as well as removal of listings from platforms until the violations are rectified.
Against the backdrop of the segment’s growth, the authorities are tightening requirements for correct registration and compliance with the rules for maintaining a presence in the register.
Imagine: you booked a “cozy apartment in the center of Rome.” The photos show stylish minimalism, and the description promises an unforgettable vacation. You arrive, and “cozy” means 10 square meters without a window, and “center” means a noisy train station behind the wall. Why did this happen? Because you and the host spoke different languages, even if you both used English.
Airbnb is not just a booking service, it is a space for intercultural communication, where one misunderstood word can cost you comfort, nerves, or money and be like a real online English test for you.
In this article, we will analyze real cases, learn to read between the lines, and edit your messages so that the host sees you as the perfect guest.
1. Code “Euphemism”: What is the host really writing?
Airbnb hosts are marketing masters. They rarely lie outright, but often use “vague” phrases. If your online English doesn’t allow you to see these nuances yet, here is a short dictionary-translator:
● “Charming / Cosy” — In reality: A very small room. You may bump your elbows on the walls.
● “Lively neighborhood” — In reality: Three bars under the windows that are open until 4 a.m.
● “Original features” — In reality: Old plumbing, creaky floors, and no elevator.
● “Minimalist design” — Reality: The apartment only has a bed and a table. There may not even be a towel hook.
● “Eco-friendly heating” — Reality: The apartment will be cold because the owner saves on heating.
Case #1: The story of a “truly authentic experience”
A guest booked accommodation in Morocco. The description said: “Authentic traditional house with natural ventilation.”
Reality: The house had no air conditioning, and “natural ventilation” meant holes in the walls and no windowpanes in some windows.
Tip: Always clarify the technical details. For example: “Does ‘natural ventilation’ mean there are open spaces without glass, or is there an AC unit?”
2. The art of the first message: How not to get rejected
Many people make the mistake of simply clicking “Book.” But experienced travelers know that a short personal message increases your chances of the host being more loyal to you (and possibly allowing early check-in).
Bad example (Too robotic):
“I want to book your flat from 10 to 15. Is it free? Give me a discount.”
Why it’s bad: It sounds rude. The host doesn’t know who you are and sees you as nothing more than a source of trouble.
Good example (Modern & Friendly):
“Hi Marco! My name is Alex, and I’m visiting Rome for a short work-and-travel trip. Your place looks stunning, especially that terrace! I’m a quiet guest and I’ll be out most of the day exploring. Looking forward to staying at your place!”
3. Language traps in dialogues: Real correspondence
Let’s see how one inaccurate phrase can cause chaos.
Situation: Question about breakfast
Guest writes: “Do you have breakfast?”
Host replies: “There is a cafe nearby.”
Guest’s expectation: Breakfast is included, just need to go to the nearby cafe.
Reality: The guest arrives and finds out that they have to pay for the cafe themselves.
How to ask:
“Is breakfast included in the price, or do you just mean there are cafes in the area?”
Situation: Check-in
Guest: “Can I come early?”
Host: “The previous guest leaves at 11, then we clean. You can drop your bags.”
Mistake: The guest arrived at 11:30 and got angry that the apartment was not ready.
Analysis: “Drop your bags” means only to leave your suitcases in the hallway, not to check in.
How to clarify:
“Just to clarify, can I stay in the room from 11:30, or should I wait until the cleaning is finished?”
4. Editing your messages: Making English polite
In English, politeness is conveyed through modal verbs (could, would, might) and softening phrases. Direct requests often sound like commands.
5. Practical cases: Getting out of awkward situations
Case #2: Problem with neighbors
You’ve checked in, and there’s construction going on next door. You don’t want to argue, but it’s impossible to work.
Your strategy: Don’t blame the host right away. Use the phrase “I was wondering if…”
“Hi Sarah! I noticed there’s some construction noise next door. I was wondering if you know how long it usually lasts? I have a few online meetings today, so I’d appreciate any info.”
Case #3: Change of plans
You need to leave a day early and want a partial refund (even though the rules don’t allow it).
Your strategy: Ask for a favor, don’t demand it.
“I’ve had an emergency and need to leave a day early. I know the cancellation policy is strict, but would you consider a partial refund for the last night? No worries if not, just thought I’d ask!”
6. Checklist before clicking “Send”
Why is language your key to better apartments?
When you are fluent in the language, you are no longer just “customer No. 452.” You become an interesting conversation partner, a guest who wants to recommend the best restaurant “for their own” or get a free room upgrade.
Knowing the nuances of communication helps not only to avoid pitfalls, but also to build relationships. And confidence comes with practice. Today, English online allows you to practice exactly these kinds of real-life situations: from corresponding with a host in London to resolving conflicts in New York. Don’t wait until your next vacation to find out that you don’t understand something.
Our English courses are based on live communication and real-life situations. We don’t just teach grammar — we teach you to be confident, polite, and protected in any country in the world. You will master the art of small talk, learn to write flawless letters, and understand the hidden meaning in the words of foreigners. Your next Airbnb trip can be perfect thanks to your confident language skills. Ready to speak like a Superhost? Join us!
Prepared by ENGLISH.KH.UA
Travel lovers don’t need to explain what Airbnb is. This popular online platform for private rentals around the world recently announced a one-night rental in partnership with Paris’ Opera Garnier (Grand Opéra) for July 16-17 of a magnificent honorary box in that theater.
This offer is open to two people who will also have the opportunity to go backstage at the famed theater, visit its archives and dance studios under the roof, enjoy dinner served in the rehearsal room backstage, see the legendary underground lake below the Opera, and listen to a recital.
This right will be won by the fastest Internet user. The price of the question is only 37 euros.
On Wednesday, March 1, at 18:00, the user who is the first to make a request for re-certification will receive this unheard of lot. He will be able to spend the night of July 16 to 17 at the Opera Garnier in the company of someone close to him. There is a condition: you must be of legal age and have an Airbnb account with no negative reviews.
For the occasion, the lodge will be transformed into a bedroom. Normally reserved for the president of France or foreign heads of state, the box will be furnished in the style of the Second Empire (1852 1870), fully selected in the antique shops of the St. Ouen “flea market,” said Airbnb.
This unusual rental is part of Airbnb’s commitment to promoting tourism related to the cultural and historical heritage of France and Europe.
Through this partnership with the Grand Opéra, Airbnb will contribute to the restoration of the Garnier Palace. The support of Airbnb will also finance the development of a new streaming platform for the theater, bringing together all of the Paris Opera’s audiovisual content for audiences around the world.
