Short-term rental in Slovenia: rules and advice for owners

A new Hospitality Act

Slovenia's Hospitality Industry Act (ZGos-1) has applied since 1 January 2026. In a building with three or more units, letting a flat to tourists requires written consent from co-owners holding more than three quarters of the shares and from the owners of adjoining units; in a two-unit building every co-owner must agree. Consents lapse after three years or when the unit changes hands, while those already issued remain valid until 31 December 2026 or three years from issue, whichever comes later. A flat may host at most 15 guests, with at least 8 m² per guest, and each unit needs an identification number shown on platforms.

Municipal day limits

Caps on rental days can apply only from 1 January 2027, and only where a municipality is classified as high-risk for housing, through the government list or its own general act. There, the default ceiling is 60 days per calendar year, which the municipality may adjust between 30 and 270 days by ordinance.

Ljubljana

The capital sits in our night-cap group: letting remains possible with the consents in hand, but under the high-risk regime a 60-day default from 2027 fundamentally changes the economics of year-round short stays. Confirm the city's status and any local ordinance before relying on a figure.

Registration and tax

A private person must register either as a registered landlord (sobodajalec), limited to five months or 150 days a year and 15 guests, or as a sole trader; the Financial Administration treats unregistered letting as undeclared work, with fines from €400 to €30,000. Income is taxed as self-employment income, with returns filed through eDavki by 31 March, and hosts using foreign platforms must account for VAT on the intermediaries' commissions. Tourist tax is due per guest night.

What to do

Collect the consents early and archive them with their dates, since they expire. Plan a mixed calendar: short stays within the permitted days and medium-term lets for the rest of the year. Then keep watching the municipal ordinance, which can move the ceiling up or down. We study every request and tell you honestly whether and how we can help.