# EU Affordable Housing Act and national regulatory debates > Live situation record from CLSTR: https://clstr.news/situations/european-short-term-rental-regulation-debate > Updated: 2026-09-11T12:28:54.000Z. Sources: 200. Developments: 8. On September 9, 2026, the European Commission proposed the ‘Affordable Housing Act’ to establish an EU-wide framework for addressing housing shortages. The proposal allows local authorities to designate ‘housing stress areas’—where house prices are at least eight times the average local income and have trended upward for a decade, or where the ratio reaches 10—to implement regulations on short-term tourist rentals. To justify such measures, authorities must prove a significant negative impact on housing availability or affordability for at least three consecutive years. Commission President Ursula von der Leyen noted the act aims to prevent residents, such as students and essential workers, from being priced out of urban centers. National responses have emerged as the debate intensifies. In Spain, Housing Minister Isabel Rodríguez is seeking parliamentary support for a decree-law that includes extending rental contracts until 2028 and increasing VAT to 21% for tourist apartments. Additionally, the Spanish government is utilizing the ‘Casa 47’ initiative, mobilizing approximately 201.7 million euros in subsidies to encourage the construction of 2,425 affordable rental homes on public land. In Italy, the proposal has raised concerns among industry groups. A study by the Italian Association of Short-Term Rental Managers (Aigab) suggests many tourist destinations could face bans, noting extreme price-to-income ratios in areas like Cortina d’Ampezzo (38.31) and Amalfi (21.55). The Italian Federation of Real Estate Agents (Fiaip) has argued that such restrictions may infringe upon private property rights and suggested that structural solutions should instead focus on reducing tax pressure and simplifying urban planning. ## Claims - European Commissioner for Housing Dan Jørgensen stated that short-term rentals are part of the housing crisis in many EU cities. (disputed by 7 sources) - The European Commission has proposed a new Affordable Housing Law to establish a common framework for identifying housing-stressed areas. (corroborated by 42 sources) - The proposed regulation would grant local authorities the power to restrict short-term rentals in designated areas. (corroborated by 26 sources) - The European Commission is set to present the Affordable Housing Act on September 9. (corroborated by 25 sources) - An area is classified as under housing pressure if the price-to-income ratio is 8 or higher and has increased over the last 10 years, or if the ratio is 10 or higher. (corroborated by 25 sources) - Local authorities could restrict the purchase of properties that are not intended for use as a primary residence. (corroborated by 24 sources) - An area is classified as being under housing stress if the ratio of average property prices to average resident income is 8 or higher. (corroborated by 23 sources) - The housing stress ratio must have shown an upward trend for at least 10 years. (corroborated by 23 sources) - As a regulation, the act will be directly applicable across all EU Member States without requiring national laws. (corroborated by 23 sources) ## Timeline ### 2026-09-11: EU Affordable Housing Act threatens Italian short-term rentals The EU’s proposed Affordable Housing Act could trigger short-term rental bans in Italian tourist hubs like Cortina and Amalfi due to high price-to-income ratios. 4 sources. https://clstr.news/cluster/eu-affordable-housing-act-threatens-italian-short-term-rentals ### 2026-09-09: Spain implements new subsidies and laws to address housing crisis Spain is deploying hundreds of millions of euros in subsidies and new legislation to boost affordable housing supply and regulate the rental market amid rising costs and tenant-landlord conflicts. 19 sources. https://clstr.news/cluster/housing-policy-debates-intensify-in-spain-and-the-european-union ### 2026-09-09: European Commission proposes Affordable Housing Act to regulate short-term rentals The European Commission has proposed the Affordable Housing Act to help EU cities regulate short-term rentals like Airbnb in areas facing high housing pressure and affordability crises. 111 sources. https://clstr.news/cluster/european-commission-proposes-new-rules-for-limiting-short-term-rentals ### 2026-09-07: European Commission proposes Affordable Housing Act to regulate short-term rentals The European Commission is proposing the Affordable Housing Act, a regulation allowing local authorities to restrict short-term rentals and non-primary residence purchases in high-stress housing areas. 33 sources. https://clstr.news/cluster/european-commission-to-propose-new-rules-for-short-term-rentals ### 2026-09-05: European housing markets face regulatory shifts in rentals New regulations are reshaping European rental markets, with increased subletting in Sweden and proposed EU laws to limit short-term rentals like Airbnb to combat rising housing costs. 4 sources. https://clstr.news/cluster/european-housing-markets-face-regulatory-shifts-in-rentals ### 2026-09-05: European Commission prepares Affordable Housing Act to regulate short-term rentals The European Commission is drafting the Affordable Housing Act to combat rising costs and housing shortages by allowing local authorities to restrict short-term tourist rentals in high-pressure zones. 26 sources. https://clstr.news/cluster/european-commission-to-propose-rules-restricting-short-term-rentals ### 2026-09-03: European Commission to propose rules curbing short-term rentals The European Commission will propose the Affordable Housing Act to allow authorities to restrict short-term rentals and property purchases in areas facing severe housing stress. 10 sources. https://clstr.news/cluster/european-commission-to-propose-rules-curbing-short-term-rentals ### 2026-08-23: Vienna apartment landlords oppose stricter short-term rental rules The Association of Apartment Landlords (VDAV) is calling for an online register before Vienna implements stricter short-term rental regulations, disputing the actual number of tourist rentals in the city. 2 sources. https://clstr.news/cluster/vienna-apartment-landlords-oppose-stricter-short-term-rental-rules --- Cite as: EU Affordable Housing Act and national regulatory debates. CLSTR, https://clstr.news/situations/european-short-term-rental-regulation-debate