Short-term rental law in Slovenia (ZGos-1)
Slovenia's Hospitality Act (ZGos-1) has applied since January 1, 2026. A sobodajalec may rent out flats short-term for at most 180 days per year, a flat in a building with other owners needs their consent, and every ad must show the register ID. From January 1, 2027, a flat in a listed high-risk municipality may be rented out for at most 60 days per year.
Last verified September 16, 2026
Key facts
| Fact | Value | Legal basis |
|---|---|---|
| The Hospitality Act (ZGos-1) applies from | January 1, 2026SourceLast verified September 16, 2026ZGos-1, art. 48 | ZGos-1, art. 48 |
| Short-term rental days for a sobodajalec, across all their flats | 180 days per yearSourceLast verified September 16, 2026ZGos-1, art. 5(5) | ZGos-1, art. 5(5) |
| Day caps in the listed municipalities apply from | January 1, 2027SourceLast verified September 16, 2026ZGos-1, art. 22; ministers' decision, Uradni list RS 546/26 | ZGos-1, art. 22; ministers' decision, Uradni list RS 546/26 |
| Rental days per flat in a listed high-risk municipality | 60 days per yearSourceLast verified September 16, 2026ZGos-1, art. 22(6) | ZGos-1, art. 22(6) |
| Consent of the other owners in the building | In a building with three or more flats: consent of the co-owners holding more than 75% of the shares, including every owner of a unit whose walls, floor or ceiling adjoin the flat. In a two-flat building: consent of every co-owner.SourceLast verified September 16, 2026ZGos-1, art. 20(4) | ZGos-1, art. 20(4) |
| Guests per flat | At most 15, with at least 8 m² of usable floor area per guestSourceLast verified September 16, 2026ZGos-1, art. 21(4) | ZGos-1, art. 21(4) |
| Fine for a sobodajalec renting out without registration or consent | €2,000 – €12,000SourceLast verified September 16, 2026ZGos-1, art. 37 | ZGos-1, art. 37 |
| Fine for a sobodajalec exceeding a day limit or advertising without the register ID | €1,000 – €4,500SourceLast verified September 16, 2026ZGos-1, art. 36 | ZGos-1, art. 36 |
Status: a suspension is pending, not in force
Parliament has adopted an intervention act (ZIURS) that would postpone the ZGos-1 restrictions on short-term rental to the end of 2026. It is not in force: it has not been published in the Official Gazette, and on July 24, 2026, the Constitutional Court allowed a referendum on it. Until it is published, ZGos-1 applies as written.
Because of the pending act, AJPES has not yet opened the new register application and keeps the register of accommodation establishments running as before. We re-check these rules at the official sources every month.
Register before the first guest
Every flat must be entered in the register of accommodation establishments (RNO) kept by AJPES before the first guest; on entry it receives an identification number. The number must appear in every ad and in every contract made at a distance, including on booking platforms.
Changes to the registered data must be filed within 15 days.
Day limits
A sobodajalec may rent out flats short-term for at most 180 days per year in total. A day counts when at least one guest stays in at least one flat; the departure day does not count.
From January 1, 2027, each flat in a municipality on the ministers' list of municipalities at high risk from short-term rental may be rented out for at most 60 days per year. A listed municipality may set its own limit between 30 and 270 days, and any other municipality may introduce a limit of at least 60 days. A municipal act adopted by October 31 applies from the start of the next calendar year.
Consent of the other owners
In a building with three or more flats: consent of the co-owners holding more than 75% of the shares, including every owner of a unit whose walls, floor or ceiling adjoin the flat. In a two-flat building: consent of every co-owner.
Consent is obtained under the procedure the Housing Act (SZ-1) sets for managing a multi-flat building, is valid for three years, and lapses if the flat changes hands. The start date goes on the building's notice board and a standardised sticker on the flat's door. Consents obtained under the previous rules stay valid until December 31, 2026, or three years from when they were given if that is later.
Fines
Renting out without a register entry or without the required consent is among the most serious offences: €2,000 – €12,000 for a sobodajalec, and the inspector may ban the rental without first setting a deadline to put it right.
Exceeding a day limit, or advertising without the register ID, is a serious offence: €1,000 – €4,500 for a sobodajalec.