EU Regulation 2024/1028 - What Does It Mean for Polish Hosts?

EU Regulation 2024/1028 - Complete Guide for Polish Hosts

On May 20, 2024, the European Parliament and the Council of the European Union adopted Regulation 2024/1028 on the collection and sharing of data relating to short-term rental accommodation services. This legal act changes the rules of the game for everyone who rents out an apartment or flat to tourists in Poland. In this article, we break down the regulation piece by piece - article by article, obligation by obligation - so you know exactly what awaits you.

Origins of the Regulation - Why the EU Took on Short-Term Rental

Short-term rental in Europe grew from a niche phenomenon to a market worth tens of billions of euros annually. At the peak of tourist season, platforms like Airbnb and Booking.com offered more accommodation than traditional hotels in many European cities. The problem was that this market grew largely outside any oversight.

Each member state created its own regulations. Barcelona introduced licenses and zoning restrictions. Amsterdam imposed a 30-day annual rental limit. Paris required registration and imposed fines for illegal listings. Meanwhile, in Poland, Romania, or Bulgaria, short-term rental functioned with virtually no dedicated regulations.

This patchwork of regulations was a problem both for hosts operating in multiple countries and for platforms that had to adapt to dozens of different legal systems. The European Commission therefore proposed a unified framework to standardize data collection and property registration across the entire Union.

What Is Regulation 2024/1028 - Scope and Objectives

The regulation bears the official name: Regulation (EU) 2024/1028 of the European Parliament and of the Council of 11 April 2024 on the collection and sharing of data relating to short-term accommodation rental services. It was published in the Official Journal of the EU and entered into force on May 20, 2024, with a two-year transition period until May 20, 2026.

Key objectives of the regulation:

• Creating a unified registration system for short-term rental properties in each member state
• Ensuring market transparency through systematic collection of booking and overnight stay data
• Enabling local governments to make regulatory decisions based on reliable data
• Harmonizing platform obligations across the entire EU
• Consumer protection through verification of accommodation listing legality

Importantly, the EU regulation is a directly applicable act - it doesn't require transposition into national law like directives. This means its provisions apply directly in Poland from the application date (May 20, 2026), regardless of whether the national legislator has issued additional implementing provisions.

Key Articles of the Regulation - What the Provisions Actually Say

Article 3 - Definitions

The regulation precisely defines key concepts. A host (service provider) is a natural or legal person who makes a residential property available for short-term rental. A unit is an apartment, house, room, or other space intended for short-term rental. An online platform is a service that intermediates in contracts between hosts and guests.

Important is the distinction between short-term rental and hotel activity. The regulation applies to properties that aren't classified as hotel facilities under national legislation. If you operate a registered guesthouse or hotel in the hotel facilities system, the regulation doesn't apply to you directly.

Articles 4-5 - Registration System

Each member state must establish a registration procedure in which the host provides identification data, the property address, information on whether the property is their primary residence, and the maximum number of guests. After registration, the host receives a unique registration number that must be included in every listing on booking platforms.

The registration system must be fully digital and available online. In Poland, this role is fulfilled by CWTON (Central Register of Tourist and Accommodation Facilities), accessible through the gov.pl platform. Registration is free and requires a trusted profile or other means of electronic identification.

Articles 6-7 - Platform Obligations

This is the heart of the regulation. Booking platforms must require hosts to provide a registration number before listing publication. They must regularly verify the number's accuracy against the national register (in Poland, CWTON). If a valid number is missing, the platform must remove the listing or block its publication.

Additionally, platforms must share data about host activities with national authorities - including the number of reservations, overnight stays, guests, and revenue. This data must be provided regularly in an electronic format specified by the regulation.

Articles 8-9 - Data Sharing and Single Digital Entry Point

The regulation introduces the concept of a single digital entry point through which platforms transmit data to relevant authorities. Each state designates the body responsible for data collection. Data must be shared at least quarterly, and upon authority request - within 15 business days.

Member states may share aggregated data with local governments so they can make informed decisions about regulating the market in their area. The goal is for municipalities to know how many STR properties operate in a given location, how many overnight stays are being sold, and how this affects the housing market.

Articles 10-12 - Data Protection and Sanctions

The regulation requires personal data processing in accordance with GDPR. Guest data is not subject to reporting - platforms transmit data about hosts and properties, not about tourists. Each member state must establish effective and proportionate sanctions for regulation violations, both for hosts and platforms.

Registration System in Poland - CWTON in Practice

Poland's implementation of the regulation is carried out through legislative project UC135, which includes amendments to the Hospitality Services and Similar Tourist Services Act. CWTON is an IT system operated by the Polish Tourist Organisation.

The CWTON registration process involves the following steps:

1. Login via trusted profile on the gov.pl platform - an active trusted profile or e-ID is required
2. Completing the registration form - host personal data, property address, property type, maximum number of guests, information about the right to manage the property
3. Submitting a declaration about meeting safety requirements (fire safety, installation safety)
4. Receiving a registration number - automatically, after formal verification of the application
5. Including the number in all listings on booking platforms

The registration number is assigned to a specific property, not to the host. If you rent three apartments, you must register each separately and receive three distinct numbers.

Host Obligations Under the Regulation

As a short-term rental host after May 20, 2026, you must meet the following requirements:

• Register each property in CWTON and obtain a registration number
• Include the registration number in every listing, on every platform
• Update data in the register in case of changes (e.g., change of owner, change in maximum guest count, ceasing operations)
• Meet safety requirements confirmed by the declaration at registration
• Maintain a guest register in accordance with separate population and foreigner registration laws
• Pay taxes on rental income (PIT or flat rate)
• Comply with any local restrictions introduced by the municipality

Platform Obligations

The regulation imposes on platforms like Airbnb, Booking.com, Vrbo, and Noclegi.pl a range of obligations. Platforms effectively become co-responsible for enforcement. Their duties include verifying registration numbers, blocking listings without valid numbers, regular reporting of reservation data to designated national authorities, and cooperating with regulatory bodies.

In practice, this means even if a host wanted to operate outside the system, the platform won't let them publish a listing without a registration number. This is a fundamental change compared to the previous model where responsibility rested solely on the host.

Polish Implementation - UC135 Project

Legislative project UC135 is Poland's implementing act for the EU regulation. It includes amendments to the Hospitality Services and Similar Tourist Services Act, as well as the introduction of criminal and administrative provisions for violating the registration obligation.

Key elements of the Polish implementation:

• CWTON as the national registration point - operated by the Polish Tourist Organisation, available online
• Financial penalties - up to 50,000 PLN for no registration, up to 10,000 PLN for providing false data
• Inspection powers for regional marshals and the Trade Inspection
• Ability to introduce restrictions by municipalities (rental day limits, exclusion zones)
• Platform reporting obligation to Polish authorities

Poland is one of the countries that started legislative work relatively late, but the CWTON system was developed in parallel with the legislative process. The system is expected to be fully operational before the regulation's application date of May 20, 2026.

Implementation Timeline - Key Dates

1. May 20, 2024 - EU Regulation 2024/1028 enters into force
2. 2024-2025 - legislative work on Polish implementing provisions (UC135)
3. Late 2025/early 2026 - CWTON system launched in test version
4. Early 2026 - CWTON registration opens for hosts
5. May 20, 2026 - full application of the regulation, registration number mandatory
6. After May 20, 2026 - platforms block listings without numbers, inspections and fines begin

If you haven't registered your properties yet, don't wait until the last day. The system may be overloaded just before the deadline, and verification wait times may increase.

Comparison With Other EU Countries

Poland isn't the only country that must implement the regulation. It's worth comparing approaches across states to understand where Poland stands in the European context.

France

France had a short-term rental registration system even before the EU regulation. In Paris, there's a 120-day limit for the primary residence and a complete ban on short-term rental of secondary properties without special permission. The French system served as a model for EU solutions.

Spain

Spain implemented regulations at the autonomous community level. Catalonia and the Balearic Islands have some of the strictest rules in Europe, including licenses and zoning limits. The new EU regulation will unify these requirements and add a layer of platform data reporting.

Germany

Germany regulated short-term rental at the federal state level. Berlin has particularly restrictive rules (Zweckentfremdungsverbot), requiring permission for rental. The EU regulation will add a federal registration system and platform obligations.

Czech Republic and Hungary

Like Poland, the Czech Republic and Hungary previously had minimal short-term rental regulations. Both countries must build registration systems from scratch, putting them in a similar position to Poland.

Netherlands

Amsterdam has some of the most restrictive rules - a 30-day annual rental limit, mandatory registration, and a system for reporting each rental. The EU regulation will strengthen these mechanisms through mandatory platform data reporting.

What This Means in Practice for Polish Hosts

EU Regulation 2024/1028 isn't just another bureaucratic act you can ignore. It's a real change that will affect every host in Poland. Booking platforms will actively enforce the rules - without a registration number, your listing simply won't be visible.

If you run your short-term rental legally and responsibly, the regulation shouldn't scare you. Registration is free and relatively straightforward. However, you need to make sure your documentation is in order - fire safety declaration, current register data, registration number visible in every listing.

If, on the other hand, you've been renting in the gray zone - without reporting, without taxes, without documentation - the time has come to change that. The costs of non-compliance (fines up to 50,000 PLN, listing removal from platforms) vastly outweigh the costs of getting compliant.

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