The eight questions that stop owners from starting, answered

Most owners who think about short-term rental never actually start. Not because they don't want to, but because the to-do list looks endless. Below are the eight questions we hear most, with a short, general answer to each. Rules change and depend on where your home is, so always check the current rules with the official authority for your region. This article is general information, not legal or tax advice.

1. Do I need to register, and where?

Yes. In Belgium tourism is a regional matter, so the region where your home is decides where you register. In Flanders you register your accommodation with Toerisme Vlaanderen, also for occasional rentals. In Brussels you register with Brussels Economy and Employment before the first guest. In Wallonia, operators make a declaration to the Commissariat général au Tourisme. Your municipality can have extra rules, such as a local tourist tax or zoning rules, so check there as well.

2. What is the EU registration number in my listing?

Since 20 May 2026, an EU regulation on short-term rentals applies. Where a region requires registration, each accommodation gets a registration number, and that number has to be shown in every online listing. Platforms such as Airbnb and Booking.com must display it and check it, and share activity data with the authorities.

In Flanders, the registration number you receive from Toerisme Vlaanderen is the one to show. The Flemish government approved a draft decree in May 2026 to bring its registration procedure fully in line with the EU rules, so keep an eye on the Toerisme Vlaanderen website for updates.

3. Does my home meet the fire safety rules?

Guests sleep in a home they don't know, so fire safety matters. In Flanders and Brussels, tourist accommodation needs a fire safety certificate; in Wallonia a fire safety certificate or a simplified inspection certificate applies. What is checked depends on the size and type of the home: think smoke detectors, escape routes, fire extinguishers and safe installations. Ask the fire service or your municipality which certificate applies to your home, and plan time for any work.

4. Does my building's co-ownership allow it?

If your flat is part of a co-ownership (a building with a syndic and an association of co-owners), the basic deed and the co-ownership rules can limit or forbid short-term rental. Read them before you invest in anything. In Brussels, registration even asks for the agreement of the co-owners' general meeting. When in doubt, ask your syndic, and keep the answer in writing.

5. Is my insurance enough for guests?

Your home insurance and fire insurance may not automatically cover paying guests. Ask your insurer or broker whether your policies cover short-term rental and civil liability, and get the answer in writing. Platform protection such as Airbnb's AirCover can help with damage, but Airbnb itself says it is not a replacement for your own insurance.

6. What do guests expect to find in the home?

• A good bed and at least two full sets of quality linen and towels per bed.
• A clean, simple kitchen with the basics: pans, knives, coffee, tea, salt and oil.
• Fast wifi, with the password where guests can find it.
• A clear guest guide with check-in, house rules, waste sorting and emergency numbers.
• A key box or smart lock, so guests can check in at any time.

7. How do I make good photos and a listing that works?

Photos decide whether someone clicks. Shoot in daylight, tidy and declutter every room, and show the bed, the living area, the kitchen and the bathroom first. A professional photographer is often worth it. In the listing, describe what makes the home and the area special, be honest about what it doesn't have, and add your registration number.

8. What price do I ask, and when do I change it?

There is no single right price. Demand changes with the season, the day of the week, school holidays and local events, so a fixed price usually leaves money on the table in busy weeks and stays empty in quiet ones. Look at comparable homes nearby, set a minimum price you won't go below, and adjust regularly. For the tax side of your rental income, ask your accountant.

Or hand over the whole list

This is exactly the work Athina takes over: we file the registration, check the rules with you, prepare the home, create the listing and set the prices, and then keep managing it. Ask for a free estimate and you'll see what your home could earn before you decide anything.