One hundred days after hundreds of Airbnb hosts in Brussels were hit with unexpected €1,000 fines, many say they remain trapped in a bureaucratic maze. Confusing communication, outdated regulations, and sudden enforcement have left residents feeling penalised for what they believed was harmless, small-scale tourism support.
For Beatrix, a long-time resident who rents out part of her historic loft, the fine came as a shock. She moved to Brussels years ago to study, fell in love with the city, and eventually transformed an ageing 1920s apartment into a cosy guest space. Hosting travellers became a way for her and her partner to share their love for Brussels while supporting their income.
“I am a person who follows the rules, so it was a very unpleasant surprise to get a huge fine,” she said. “I did not know I was doing anything wrong, but they make me feel like I am a criminal.”
Beatrix is one of nearly 2,000 hosts who received a €1,000 penalty over the summer for operating an unregistered room. Many were also asked to retroactively pay a tourist tax of €3 per night for previous stays—payments they say they would have willingly made had they known such obligations existed.
Regulations Years Behind Reality
Brussels’ short-term rental legislation dates back to 2014, long before Airbnb transformed from a niche concept into a global tourism force. Hosts say the regulations have not kept pace with the platform’s evolution or with the lived realities of residents trying to comply.
“The regulations simply do not match reality,” Beatrix explained. Some requirements, such as installing fireproof doors or obtaining specialised electrical certificates, are nearly impossible in protected buildings. Her own apartment, built in 1927 and classified as heritage, is subject to strict preservation rules that forbid many modifications.
“There is a gap between what they want and what we are allowed to do,” she said. “We cannot make these changes even if we want to.”
The WhatsApp groups formed by local hosts reveal widespread confusion and anxiety. Many say the letters informing them of penalties were the first indication they were breaking any laws. A number of hosts have stopped renting out their rooms entirely, describing the fine as “a slap in the face.”
Beatrix, however, wants to continue. She and her partner have enjoyed hosting travellers from around the world and feel unfairly targeted by a system they believe misunderstands the difference between individual residents and large-scale commercial operators.
Small Hosts vs Big Operators
Like many in her position, Beatrix believes authorities should focus on companies that purchase entire buildings for conversion into short-term rentals. Such operations, she argues, place pressure on housing availability and prices—far more than a family renting out a spare room.
“They buy up entire buildings to turn them into Airbnbs. That, to me, seems to be the problem,” she said. “Not locals opening up their homes to give tourists an authentic Brussels experience.”
Airbnb itself has criticised the Brussels regulatory framework, saying hosts face the same burdens as hotel operators even when they only rent occasionally. A spokesperson for the company described the rules as “extremely complex,” adding that the platform hopes the next regional government will update the legislation.
“Anyone who wants to rent out a room or home for just one day has to go through the same heavy procedure as a hotel,” the spokesperson said. “It makes no sense.”
Despite its defence, Airbnb maintains that it informs users of their legal obligations. Hosts say this was not their experience.
Authorities Hold Firm
The office of outgoing Brussels Minister-President Rudi Vervoort offered a clear but firm position: the law has existed for a decade, and hosts should have known.
“Operating an unregistered tourist accommodation is illegal,” a spokesperson said. The obligation applies regardless of whether the rental is regular or occasional, she added. “Ignorance of the law is no excuse.”
She noted that all information is available on the Brussels Economy and Employment (BEE) website, including a detailed FAQ.
Still, hosts argue that the existence of a webpage and the practical realities of communicating regulations to thousands of casual hosts are not the same. Many say they only learned of the registration requirements after being penalised.
Challenging the Fines
Last month, hundreds of hosts filed complaints with the regional tax authorities in an attempt to reverse the fines. They insist they acted in good faith and never tried to avoid taxes or legal obligations.
Beatrix considered legal action as well, but ultimately decided not to challenge the penalty in court.
“I am only a small person, going up against such a big entity,” she said. “It feels like David versus Goliath.”
Even so, she firmly believes clearer information at the outset would have avoided the situation entirely. Had she known about the requirements years earlier, she says, she could have budgeted for the registration and compliance costs.
Now, she feels the system waited until she unknowingly accumulated violations before intervening.
Passion for Hosting Remains
Despite the stress and uncertainty of recent months, Beatrix still wants to welcome guests to Brussels in the future. She remains committed to the idea of sharing her home and offering travellers a more personal experience of the city.
“Our problem is not having to pay taxes,” she said. “It’s the misregulation and the bad communication that resulted in the nasty surprise over the summer.”
What hurts most, she added, is the sudden shift in how hosts feel they are viewed by the authorities.
“We were happy hosts. Everything was going wonderfully. Then, all of a sudden, the entire situation is turned upside down.”
As regional lawmakers debate how to rewrite the outdated regulatory framework, hundreds of small-scale hosts continue to wait—stuck between rules that don’t reflect reality and a tourism industry still adapting to new ways of travel.
Whether Brussels can strike a balance between protecting housing stock and supporting responsible residents remains an open question. But for hosts like Beatrix, one thing is clear: the city’s charm remains, even if navigating its Airbnb laws has become anything but charming.
