On 15 April 2026, the Maltese Government published Legal Notice 92 of 2026, introducing the most comprehensive overhaul of Short-Term Rental (STR) regulations in recent years. Classified under Category E, these new rules aim to professionalize the sector, protect residential communities, and elevate the quality of the “Malta” brand.
At Casa Rooms, we have analyzed the new mandate to help our owners stay compliant. Here is everything you need to know about the transition.
1. Mandatory Licensing: No More Exceptions
The MTA has made it clear: no person may operate or even advertise a short-term rental without a valid licence.
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Eligible Properties: The regulations cover everything from studios and apartments to villas and traditional farmhouses.
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Legal Title: To apply, you must be an “owner with title”. This definition includes not just the deed holder, but also appointed agents, tenants, and usufructuaries.
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Condominium Rules: If your property is part of a block, you are now legally required to notify the block administrator in writing about your rental licence.
2. The “High Standard” Requirement
The MTA is shifting its focus from quantity to quality. Under the new rules, the Authority has the power to reject any property that does not, in its reasonable opinion, possess a high standard of finish. This subjective but powerful clause means that basic or poorly maintained units may soon find themselves ineligible for licence renewal.
3. Operational & Structural Restrictions
The 2026 regulations introduce strict physical limits on how properties are used:
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Occupancy Caps: Units are limited to 2 persons per bedroom. Furthermore, a total cap of 10 persons applies to all units unless they have independent street access.
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Basement Ban: To ensure health and safety, bedrooms located in basements or underground levels are now strictly prohibited for short-term lets.
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Booking Length: To prevent the “blurring” of short-term lets and long-term housing, individual bookings cannot exceed 90 consecutive days.
4. New Responsibilities for Owners
Operating a holiday home in Malta is now a 24/7 commitment—literally.
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24/7 Crisis Management: Every licence holder must designate a specific physical person who is available 24 hours a day, 7 days a week to receive complaints and resolve issues.
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Waste Management Plans: You can no longer simply leave trash on the curb. Every application and renewal must now include a formal waste collection management plan.
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Local Authority Variation: The MTA can now set different licensing criteria for specific localities. This means rules in Valletta or St. Julian’s may eventually differ from those in quieter residential zones.
5. Enforcement: The “Three-Year Ban”
The penalties for “ghost” (unlicensed) rentals have become drastically harsher. Operating without a licence now results in a 3-year disqualification from applying for an STR licence.
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Crucially, this ban follows both the operator and the property. Even if you sell the property or change managers, the MTA must refuse any application for that specific address during the disqualification period.
Important Timelines
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June 2026: Most of these regulations come into force approximately two months from the publication date.
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Standard 2.1 (Sixth Schedule): This specific quality standard applies immediately to any property whose sale contract was signed after 15 April 2026.
How Casa Rooms Can Help
Navigating Legal Notice 92 of 2026 requires a professional touch. From drafting your mandatory waste management plans to acting as your 24/7 designated contact person, Casa Rooms ensures your property meets every MTA standard.
Don’t risk a 3-year ban. Contact our team today to review your current licence status and ensure your property is 2026-ready.
