MTA Licensing for Short Lets in Malta: What Changed in 2026

If you rent out a property to visitors in Malta or Gozo, you need a licence from the Malta Tourism Authority. That has been true for years, but the framework around it was reshaped by the Tourism Accommodation Regulations that came into force on 15 June 2026. If you have been operating under the old rules, some of your obligations have changed.

Who needs an MTA licence

Any property let to tourists or visitors on a short-term basis requires MTA authorisation. This applies to apartments, studios, villas, farmhouses, terraced houses and maisonettes, and it applies regardless of how the booking arrives. Whether guests find you through Airbnb, Booking.com, a travel agent or your own direct booking site makes no difference to the licensing requirement.

Operating without prior MTA authorisation is expressly prohibited. Airbnb and Booking.com now verify licence numbers before allowing Malta properties to go live, so in practice an unlicensed property cannot reach most of the market anyway.

What changed in June 2026

The headline change is consolidation. A single harmonised licensing framework now covers all categories of tourist accommodation, rather than separate regimes for different property types. Alongside that, several operational points are worth flagging:

• A 90-day cap on consecutive bookings. This is the line that separates a short let from long-term residential letting. A single guest staying beyond 90 consecutive days moves your property into a different legal regime entirely.
• Condominium notification. Where the property forms part of a residential block, the licensee must notify the block administrator in writing and submit a copy of that notification to the MTA.
• Grounds for suspension. Licences may be suspended or revoked over confirmed breaches relating to noise, waste or public health. Complaints from neighbours are no longer just a nuisance — they carry regulatory weight.
• A Tourism Policy Compliance Certificate is required where applicable as a prerequisite for development and licensing.

The penalty for getting it wrong

This is the part owners most often underestimate. Operating without a valid licence carries a three-year disqualification, and that disqualification attaches to the property, not only to the operator. Selling or transferring the property does not reset it. A short period of unlicensed operation can therefore remove a property from the short let market for three years, which is a far more serious commercial consequence than a fine.

What the application involves

The process runs on documentation and inspection. Expect to provide proof of ownership or a lease that permits short letting, architect floor plans, fire safety documentation and appropriate insurance. Standard home insurance does not cover short let use, so a specific tourism accommodation policy is usually needed.

Once an application is accepted, an inspection is carried out in line with the requirements of Subsidiary Legislation 409.24. If you fail to respond to a request for missing documentation or clarification within ninety days of the Authority's last communication, the application stalls. Importantly, if the Authority has not yet determined whether to issue your licence, you are not deemed licensed in the meantime — you cannot start operating on the assumption that approval is coming.

Ongoing obligations after licensing

A licence is not a one-off exercise. Renewals are invoiced through the MTA Client Portal, which is also where you view estimates, review payment history and pay online. Since 31 December 2025 the MTA no longer accepts licence payments through licences.gov.mt or Local Council offices, so if your renewal routine still runs through either of those, it needs updating.

Beyond the licence itself, hosts collect an environmental contribution from guests per night, subject to a cap per stay, and guest details must be reported to the national authorities. Properties are also expected to meet minimum standards on furnishings, smoke and carbon monoxide detection, first aid provision and fire safety equipment.

Checking a licence

The MTA publishes a verification tool that lets anyone check whether a short-term rental property holds a valid licence. It is worth using if you are buying a property marketed as an operating short let, or engaging a manager who claims a property is already compliant.

Where we fit in

At Prime Rentals we handle the MTA licensing process on behalf of owners across Malta and Gozo, from the initial application and documentation through to inspection and ongoing renewals. For owners who would rather not track regulatory changes themselves, that compliance work is part of our management service.

Regulations change, and this article reflects the position as we understand it following the June 2026 regulations. For decisions with financial or legal consequences, confirm current requirements directly with the Malta Tourism Authority or take professional advice.