Summary

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The City of Cape Town has officially opened public consultation on the draft Short-Term Letting By-Law, 2026. Running alongside the recently updated 2026/27 Rates Policy, this proposed By-Law creates a binding municipal framework to identify, register, and monitor all properties offered for short-term tourist accommodation across online platforms such as Airbnb, Booking.com, and Vrbo.

While the City frames the By-Law as a necessary mechanism to ensure rate-paying fairness between dedicated commercial holiday lets and traditional hotels or guest houses, the proposal introduces major regulatory and financial shifts for property owners, property managers, and online booking platforms within Cape Town.

The Core Mechanism:

Every property advertised on a booking platform—whether a single spare room, granny cottage, holiday flat, guesthouse, or hotel—must obtain and display a unique, City-issued short-term letting (STL) registration number.

Booking platforms are legally required to capture municipal account numbers, erf details, physical addresses, and rolling live calendar availability/occupancy data, and transmit this data directly to the City of Cape Town.

If a property is listed as available for short-term letting for more than 50% of its total annual room nights over any 365-day rolling period, the Municipal Valuer will reclassify the property from Residential to Business & Commercial for property rates purposes.

The 50% calculation is based on listed calendar availability, not actual booked occupancy or income earned.

Listing an unregistered property, failing to display a valid registration number, or continuing to list after cancellation constitutes a criminal offence liable to a fine, imprisonment for up to 6 months, or both.

Core Guidance Questions for Participants (PAJA Aligned)

When formulating your submission on the DearSouthAfrica portal, consider the following administrative and policy questions:

Is using listed calendar availability rather than actual booked occupancy an equitable test for determining whether a residential home is being run as a commercial enterprise?

Does the 50% room-night threshold adequately protect ordinary residents who use short-term letting to supplement income against rising interest rates, inflation, and municipal tariffs?

Will shifting dedicated short-term rentals onto commercial property rates encourage owners to return properties to the long-term residential rental market, or will it simply drive up tourist accommodation prices?

Does compelling online platforms to transmit live account and calendar data to municipal databases strike the correct balance between regulatory oversight and constitutional privacy rights (POPIA)?

Are criminal penalties (fines or up to 6 months imprisonment) appropriate for administrative non-compliance regarding listing numbers?

Questions and answers

It is a new local municipal regulation proposed by the City of Cape Town to establish a formal system for registering, monitoring, and enforcing rules on properties advertised for temporary holiday or transient letting on online platforms.

The City states that many properties operating as dedicated, commercial tourist accommodation currently pay lower residential property rates rather than commercial rates. This By-Law provides the data collection machinery needed to enforce Clause 4.5 of the City’s updated Rates Policy.

While the By-Law does not directly tax guests, it will increase the operating costs for many short-term rental hosts by reclassifying them onto commercial property rates (which carry a tariff up to 135% higher than residential rates). Hosts are likely to pass these costs onto guests through higher nightly rates. On the positive side, mandatory registration will help eliminate fraudulent or fake listings, providing better consumer protection for holidaymakers.

    • Formula: % Availability = Sum of days each bedroom is listed as available divided by (Number of Bedrooms times 365)
    • Example (1-Bedroom Flat): 1 X 365 = 365 total room nights. If available for 183 nights or more, it exceeds 50%.
    • Example (4-Bedroom House): 4 X 365 = 1,460 total room nights. If 3 spare rooms are listed available all year round, that equals $1,095 divided by 1,460 = 75% availability (Commercial).

The City argues that listed calendar availability reflects the owner’s legal intent to make the property available for commercial accommodation, regardless of whether a guest ultimately books the space.

Yes. Once reclassified as Business & Commercial, rates are levied at the commercial tariff (historically around double the residential base rate).

No. Short-term letting remains permitted under the Municipal Planning By-Law. The draft By-Law applies specifically to registration, data monitoring, and property rates categorization.

No. Long-term rentals (where a tenant resides continuously under a lease as their primary residence) are classified as residential properties and are exempt from commercial rates.

Sectional title body corporates and HOAs retain full authority to set and enforce their own internal conduct rules regarding short-term lets. The By-Law operates independently at a municipal level.

Under Section 11, any owner, operator, or booking platform that advertises an unregistered property, fails to display a valid registration number, or uses a cancelled registration number is guilty of an offence and liable to a fine or imprisonment up to 6 months.

The draft By-Law

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The By-Law Executive Summary

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CoCT Frequently Asked Questions

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The CoCT Rates Policy

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Statements and media releases

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