Berlin's Zweckentfremdungsverbot (housing misuse prohibition) makes it illegal to use residential apartments as short-term rentals without a permit. Fines reach up to €500,000. For companies relocating international hires to Berlin, this directly affects how you arrange temporary housing during the first weeks. Here's what you need to know in 2026.
Current rules
Berlin's short-term rental law has been in effect since 2014 and was significantly tightened in 2018. The core rules as of 2026:
- Primary residence only. You may rent out your own primary residence (where you are registered via Anmeldung) as a short-term rental for up to 90 days per year — but only with a registration number from the district.
- Second homes are banned. Renting out a second apartment or investment property as a short-term rental is prohibited unless you hold a specific exemption permit.
- Registration number required. Every short-term listing (Airbnb, Booking.com, etc.) must display a valid registration number issued by the local Bezirksamt (district office).
- Fines up to €500,000. Both the host and the platform can be fined. Berlin actively enforces this — the city employs dedicated investigators who monitor listings.
- "Short-term" means under 90 consecutive days. Rentals of 90+ days are classified as regular residential tenancies and are not subject to Zweckentfremdungsverbot.
Key number
90 days — the threshold that matters. If your relocating employee needs housing for less than 90 days, you're in short-term rental territory and need a registered provider. 90+ days = standard rental contract, no Zweckentfremdung issues.
What changed in 2026
Berlin's coalition government introduced several updates that took effect in January 2026:
| Change | Impact on employers |
|---|---|
| Digital registration system — all short-term rental permits now managed through Berlin's online portal | Faster verification. You can check if a landlord's registration number is valid before booking. |
| Platform liability expanded — Airbnb, Booking.com etc. must verify registration numbers before publishing listings | Fewer illegal listings on major platforms. Corporate bookings are safer than before. |
| Stricter enforcement on "serviced apartments" — properties marketed as serviced apartments but operating without commercial zoning face penalties | Vet your serviced apartment providers carefully. Ask for their Gewerbeschein (commercial license). |
| Increased inspection budget — Berlin hired additional housing inspectors for 2026 | Higher risk of enforcement action. Do not rely on "everyone does it" — fines are real. |
The overall direction is clear: Berlin is making it harder to use residential apartments for short-term stays and easier to catch violations. For employers, this means working with compliant providers is no longer optional — it's the only safe option.
Corporate housing options
When your new hire lands in Berlin, they need somewhere to stay while they complete their Anmeldung, open a bank account, and find permanent housing. Here are the compliant options:
1. Licensed serviced apartments
Professionally operated apartments with commercial zoning (Gewerbeschein). Companies like Wunderflats, Homelike, and City Wohnen specialise in furnished rentals for corporate relocations. These are fully legal because the properties are zoned for commercial/temporary use.
2. Apart-hotels
Hotels that offer apartment-style rooms with kitchens. Brands like Adina, Citadines, and numa operate under hotel licenses, making them exempt from Zweckentfremdungsverbot. Best for stays of 2–8 weeks.
3. Standard rental contract (90+ days)
If your employee will stay in Berlin for 3+ months before finding permanent housing, a standard Mietvertrag (rental contract) is the simplest and cheapest option. No special permits needed. The employee can register their Anmeldung at this address.
4. Company-owned or leased apartments
Some companies that regularly relocate staff to Berlin maintain a portfolio of leased apartments. The company holds the lease and rotates employees through them. This is legal as long as each stay is documented as employee housing, not subletting.
Avoid
Do not book regular Airbnb apartments for your relocating employees unless the listing shows a valid Berlin registration number (Registriernummer). If inspectors discover an illegal short-term rental, your employee could be forced to leave the apartment mid-stay — and the company may be implicated in the violation.
Compliance checklist for employers
Use this checklist when arranging temporary housing for international hires in Berlin:
Verify the registration number
Ask the provider for their Zweckentfremdung registration number. Check it against Berlin's online registry.
Confirm commercial zoning
For serviced apartments, request proof that the property has commercial/hotel zoning (Gewerbeschein), not residential-only.
Check the lease duration
If the stay is under 90 days, you must use a licensed short-term provider. For 90+ days, a standard rental contract works.
Ensure Anmeldung is possible
Your employee needs to register at their address. Confirm the landlord will provide a Wohnungsgeberbestätigung (landlord confirmation).
Get a proper invoice
For tax and compliance purposes, book through a provider that issues a commercial invoice — not a peer-to-peer platform receipt.
Document everything
Keep the booking confirmation, registration number, and landlord confirmation on file. If Berlin authorities enquire, you'll need these.
Alternatives to short-term rentals
If you want to avoid the Zweckentfremdungsverbot complexity entirely, consider these alternatives that companies successfully use for relocation housing in Berlin:
Relocation partner with housing support
Companies like relokate include temporary housing coordination as part of the relocation package. Your relocation partner handles the booking, compliance verification, and landlord paperwork — so your HR team doesn't need to become Berlin housing law experts.
Extended-stay hotels
Standard hotels with extended-stay rates (4–8 weeks). More expensive than apartments, but zero compliance risk and no paperwork. Good for senior hires or short onboarding periods.
Pre-arranged permanent housing
If your timeline allows, find the employee's permanent apartment before they arrive. They fly in, go directly to their new home, and register their Anmeldung on day one. This eliminates the temporary housing question entirely — but requires 4–8 weeks of lead time in Berlin's competitive market.
Bottom line for HR teams
- Under 90 days? Use licensed serviced apartments or apart-hotels only. Always verify the registration number.
- Over 90 days? A standard rental contract is simpler, cheaper, and has zero Zweckentfremdung risk.
- Not sure? Work with a relocation partner who knows Berlin's housing market and handles compliance for you.
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Hanna Kovacs
Product Manager, Global Mobility
Professional experience across the US, Hungary, and Germany in product management and operations. Deep expertise in German immigration law and the regulatory landscape for skilled worker migration. At relokate, Hanna owns the product roadmap, drives platform automation, and develops the compliance frameworks and immigration content that HR teams rely on.
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