Airbnb and Vrbo have both rewritten important parts of their host rules this autumn, with the two sets of changes landing within a month of each other. Airbnb’s new house rules policy, which limits separate rental agreements, guest ID collection, deposits, fines and checkout chores, applies to reservations booked on or after 20 November 2026. Vrbo moves hosts to a flat 12% commission and new host terms on 29 October 2026 – the end of an era for the original Homeaway subscription model.
For owners of large-group properties, Airbnb’s limits on booking agreements and deposits will hit hardest, while Vrbo’s higher commission will apply to every new booking from 29 October.
Airbnb and Vrbo Rule Changes 2026 at a Glance
Airbnb
- From 20 November 2026 (global): separate rental agreements are only allowed in four cases, including where the law requires them and for stays of 28 nights or more.
- Guest data and deposits: hosts can no longer collect copies of IDs or contact details unless required by law, and most cannot take a security deposit.
- House rules: hosts choose from seven standard rules. Anything else is a non-binding request and must be on the listing at the time of booking.
- Checkout chores and fines: hosts can no longer ask guests to wash up, strip beds or take rubbish off-site, or impose their own fines.
- Enforcement: flagged listings face guest-facing alerts and reduced search visibility.
- Fees: most hosts now pay a single 15.5% fee. UK hosts moved across on 22 June 2026, plus VAT where it applies.
Vrbo
- From 29 October 2026 (global): a flat 12% host commission replaces the previous 5% to 8%, with payment processing included for hosts paid through Vrbo.
- Regional rates: commission ranges from 12% to 15% by region and brand, with Europe named as a higher-rate region for software-connected hosts.
- Subscriptions: the annual subscription model is retired, with hosts moving to pay-per-booking at the end of their term.
- Rate parity: new host terms require Vrbo prices to be at least as good as other channels, including your own website. Vrbo has reportedly said it will drop the own-website part, but has not yet changed the wording.
- 30-day rule: Vrbo can charge commission on a direct booking made within 30 days of a guest’s first Vrbo enquiry.
Airbnb’s Limits on Rental Agreements, Guest ID and Deposits
Airbnb’s Limiting Host-Imposed Contracts and Other Requirements policy applies to every booking made on or after 20 November 2026, worldwide. For owners of large group properties, who often rely on booking agreements and damage deposits, this is the change most likely to alter day-to-day operations.
When Airbnb Hosts Can Still Require a Rental Agreement
Hosts generally can no longer make a separate contract a condition of the stay. There are four exceptions:
- The contract is required by law or by building or residents’ association rules.
- It covers an optional amenity, such as a hot tub or golf buggy.
- The stay is monthly, at 28 nights or more.
- The listing is part of Airbnb Luxe.
Any permitted contract must be uploaded to the listing settings before booking, where it is publicly visible. Airbnb does not require guests to sign it and does not enforce its terms.
Restrictions on Collecting Guest ID and Personal Data
By default, hosts cannot collect a guest’s phone number, email or home address, copies of ID, financial details, or background and credit checks. The exceptions are where the law or a documented building rule requires it, or where a permitted contract needs signing. Hosts can still check ID in person at check-in, provided the listing says so, but cannot keep a copy.
Region: owners in countries with a legal guest registration requirement can continue to collect what the law asks for, as long as the listing discloses it.
Security and Damage Deposits on Airbnb
Under Airbnb’s Pricing and Payment Transparency policy, most hosts cannot take a security deposit. Select hosts connected through property management software may collect one off-platform, provided it is shown before booking and refunded in full within seven days of checkout if there is no damage.
Third-Party Apps, Wi-Fi Portals and Reviews
Hosts cannot make guests register on another website or app to get into the property, although keyless entry apps are allowed if guests can request another way in. Wi-Fi portals that collect a guest’s email are not permitted for most listings, and hosts cannot ask guests to leave reviews on other sites. Breaches of this policy carry heavier consequences than the house rules policy, up to suspension of listings or the host account for repeat offences.
Airbnb’s New House Rules Policy From 20 November 2026
Airbnb’s Reasonable House Rules and Requests policy, the second half of the same update, applies to every reservation booked on or after 20 November 2026. Reservations made before that date keep the rules that were on the listing when the guest booked. Airbnb announced the change to hosts on 20 October 2026.
Region: this is a global policy, with the same wording and the same 20 November date on Airbnb’s UK help centre and its other country sites.
Airbnb’s Seven Standard House Rules for Hosts
A new house rules editor went live on 20 October. All rules and requests now sit in one place in the Listing editor, and the separate checkout instructions tab has been removed. Hosts pick from seven standard rules:
- Maximum overnight guests (new)
- Quiet hours
- Events
- Pets
- Smoking, including vaping and e-cigarettes
- Commercial photography and filming
- Lock up at checkout (new), with optional key return details
Anything beyond these seven is now classed as a request. Guests will see the rules more prominently before booking, in their Trips tab and in reservation reminders.
What Counts as a Reasonable Request on Airbnb
Airbnb draws the line at tasks a cleaner would normally do.
| Area | Hosts can still ask guests to | Hosts can no longer ask guests to |
|---|---|---|
| Dishes | Leave used dishes in the sink or dishwasher | Wash up and put everything away |
| Laundry | Gather used towels together | Strip beds or put a wash on |
| Rubbish | Sort waste and recycling into the indoor bins | Take rubbish off the property |
| Utilities | Turn off the air conditioning on departure | Avoid using air conditioning during the stay |
The policy also rules out four broader things:
- Effortful chores. Anything that takes significant time or effort.
- Restricted amenities. Limiting access to a feature advertised on the listing.
- Hidden charges. Any fee for an advertised feature must be in the price shown at booking. Optional add-ons, such as a breakfast hamper, can still be listed.
- Fines. Hosts can no longer impose their own fines or penalties on guests. Airbnb points hosts to AirCover for damage instead.
House Rules Versus Requests on Airbnb
Only the seven standard house rules are binding. Guests are encouraged, rather than required, to follow requests. A host can cancel without penalty if a guest breaks a house rule, but that right does not extend to an ignored request.
Rules Must Be on the Listing at the Time of Booking
A rule only counts if it appears in the listing’s House Rules and Requests section when the guest books. Hosts cannot add new rules afterwards by message, by signs in the property or in person. Possible fines from a building, residents’ association or local authority now go in a separate Local Rules section of the listing.
How Airbnb Will Enforce the House Rules Policy
Enforcement escalates in stages, starting in the new Listing editor:
- The Listing editor flags wording that may break the policy when the host saves it.
- Flagged requests that are saved anyway go for review, and Airbnb emails the host.
- Hosts can appeal or edit the request.
- Unresolved issues can trigger a guest-facing alert on the listing.
- Persistent breaches can lead to reduced search visibility or further action under Airbnb’s terms.
Local Exceptions and UK Considerations
Airbnb says it will judge each listing in context, including the type of stay and local conditions, and may grant exceptions. Its own examples are animal-proof bins in bear country and shorter showers during drought restrictions. The UK reaction has been mixed, with some hosts threatening to remove listings and a UK petition arguing that washing up in a self-catering property is a matter of hygiene rather than cleaning.
Airbnb’s 15.5% Single Host Fee for UK and European Hosts
The house rules change follows Airbnb’s move to a single, host-paid service fee earlier this year. Most hosts on the single fee now pay 15.5% of the booking subtotal, including cleaning fees, and guests no longer see a separate Airbnb service fee at checkout.
Region: UK-based hosts were moved across on 22 June 2026, and hosts in France switched on 13 October. Airbnb charges VAT on its service fees where applicable, so UK owners who are not VAT-registered pay more than the headline rate. For large properties, that makes direct bookings and Airbnb alternatives worth a fresh look.
Vrbo’s Flat 12% Host Commission From 29 October 2026
Vrbo moves hosts to a single 12% commission on bookings made from 29 October 2026. Hosts were told by email on 29 September, and Vrbo has since set out the detail in a host FAQ.
What Vrbo Hosts Paid Before and What They Pay Now
| Vrbo host setup | Before 29 October 2026 | From 29 October 2026 |
|---|---|---|
| Pay-per-booking, no software | 5% commission plus 3% payment processing (about 8%) | 12% commission, processing included |
| Pay-per-booking, connected through property management software | 5% | 12% (12% to 15% in some regions) |
| Annual subscription | Flat yearly fee plus 3% processing | Moves to pay-per-booking at the end of the current term |
Vrbo’s pay-per-booking fees page explains how each charge is worked out.
How the New Vrbo Commission Is Calculated
- What it applies to. The nightly rate plus any fees charged to the guest, such as cleaning and pet fees. Taxes and refundable damage deposits are treated separately.
- Payment processing. For hosts paid through Vrbo, the separate 3% processing fee falls away, with some regional exceptions. Hosts who take payment themselves still pay their own processor.
- Existing bookings. The rate is set by the date a booking was made, not the stay date. Anything booked before 29 October stays on the old rate.
- Guest service fee. Vrbo keeps a traveller fee at checkout. Vrbo says it will usually be lower than before and priced dynamically, but has not disclosed the range.
The End of Vrbo’s Annual Subscription Model
Vrbo is retiring its subscription option entirely. Subscription hosts, around 6% of Vrbo’s listings worldwide, move to pay-per-booking when their current term ends rather than on 29 October.
Regional Differences in Vrbo’s Commission
Commission varies by region and across Vrbo’s local brands, between 12% and 15%. Europe, Australia and New Zealand are named as regions where software-connected hosts may pay up to 15%. Each host’s exact rate is shown in the Vrbo dashboard.
Region: in France and Germany, Vrbo operates as Abritel and FeWo-direkt. Both apply the same 12% commission, and on Abritel VAT is added on top where it applies. UK owners who are not VAT-registered should check their payout statements for the same.
Vrbo’s Updated Host Terms: Rate Parity and the 30-Day Rule
Vrbo’s updated Host Terms and Accommodation Fee Collection Agreement also take effect on 29 October 2026. Hosts who keep using Vrbo after that date are treated as accepting them.
Vrbo’s Rate Parity Clause and Direct Booking Websites
The new terms never use the phrase rate parity, but two clauses read together create one. Section 4.5.7 requires listings on Vrbo to be at least as favourable as those offered elsewhere, including on the host’s own website. Section 5.5.1 makes clear that this covers rates, discounts, fees and cancellation policies. A separate clause lists rate consistency as a factor in Vrbo’s search ranking.
Following pushback from property managers at the Vacation Rental Management Association conference in early October, Vrbo is reported to be planning to drop the requirement for hosts’ own websites. Parity with other booking platforms would remain. As of mid-October the published terms had not been revised, so the original wording is what hosts accept on 29 October.
How Vrbo Compares With Booking.com on Parity in Europe
Booking.com removed its parity clauses across the European Economic Area in July 2024 to comply with the EU’s Digital Markets Act. Vrbo is not large enough to fall under that law, so its new European contracts move in the opposite direction.
Vrbo’s 30-Day Rule on Off-Platform Bookings
If a guest first contacts a host through Vrbo and then books directly within 30 days, Vrbo can charge its commission on that booking. Vrbo describes this as a protection that has sat in Vrbo’s listing agreements for several years and is now in the host terms for consistency.
Which Vrbo Host Terms Apply in Your Country
Vrbo hosts sign the terms for their market’s brand, not a single global contract.
- United States, Canada and Brazil. The vrbo.com Host Terms, including the parity wording.
- France (Abritel) and Germany (FeWo-direkt). Separate terms with the same price-matching rule, also from 29 October, signed with EG Vacation Rentals Ireland Limited.
- Australia and New Zealand. No new terms had been published for Stayz or Bookabach as of mid-October.
- United Kingdom. UK owners should read the terms notice in their own Vrbo dashboard to confirm which version applies to them.
Key Dates for Airbnb and Vrbo Changes in 2026
| Date | Platform | What happens | Region |
|---|---|---|---|
| 22 June 2026 | Airbnb | UK hosts moved to the single 15.5% host fee | UK |
| 29 September 2026 | Vrbo | Hosts emailed about the 12% commission and new terms | Global |
| 13 October 2026 | Airbnb | Hosts in France moved to the single host fee | France |
| 20 October 2026 | Airbnb | New house rules editor goes live | Global |
| 29 October 2026 | Vrbo | 12% commission and updated host terms take effect for new bookings | Global, with regional rates of 12% to 15% |
| End of current term | Vrbo | Annual subscription hosts move to pay-per-booking | Global |
| 20 November 2026 | Airbnb | House rules and contracts policies apply to new bookings | Global |
What the Airbnb and Vrbo Changes Mean for Large Group Property Owners
Both platforms are moving in the same direction: higher host-side fees, tighter control over how hosts deal with guests, and more weight on price consistency across channels. For owners of large houses, the practical effects are specific.
Booking Terms for Group Stays
Group properties have long depended on signed booking agreements, damage deposits and clear rules on occupancy and events. On Airbnb, those tools are now limited to the narrow cases above. Anything you genuinely need guests to follow has to fit one of the seven standard house rules, and the turnover has to work without guest help.
Pricing Across Channels
On Vrbo, a higher commission arrives alongside terms that, as written, discourage pricing your own website below your Vrbo rate. Owners who list on both platforms will want to review cleaning fees, nightly rates and minimum stays before the next booking season.
Why Direct Bookings Matter More After These Changes
The holiday rental industry worked on direct relationships between owners and guests long before the online travel agencies arrived. Experienced owners are returning to that model, and newer hosts are finding that direct bookings let them set their own terms on deposits, agreements and cancellations. That matters most for hen and stag weekends, family reunions and the growing number of very large groups we see booking each year. For practical tips, see attracting large group bookings with Sarah Pursey and our round-up of direct booking platforms and Airbnb alternatives.
Airbnb and Vrbo Rule Changes: Frequently Asked Questions
They apply to reservations booked on or after 20 November 2026, worldwide. Bookings made before then keep the rules shown on the listing at the time of booking.
No, not for bookings from 20 November 2026. Hosts can ask guests to leave dishes in the sink and gather used towels, but these are requests rather than binding rules.
Most hosts cannot take a security deposit. Separate rental agreements are only allowed where required by law or building rules, for optional amenities, for stays of 28 nights or more, or on Airbnb Luxe listings.
On 29 October 2026, for bookings made from that date. Annual subscription hosts move across when their current term ends.
The standard rate is 12%, but Vrbo says rates range from 12% to 15% by region and brand, with Europe named as a region where software-connected hosts may pay more. VAT may be added on top. Check the Vrbo dashboard for your listing’s rate.
The terms taking effect on 29 October say yes. Vrbo has reportedly said it plans to remove that requirement for hosts’ own websites, but the published wording had not changed as of mid-October.
The terms taking effect on 29 October say yes. Vrbo has reportedly said it plans to remove that requirement for hosts’ own websites, but the published wording had not changed as of mid-October.
List Your Large Holiday Home Commission-Free
GroupAccommodation.com has connected group property owners directly with guests since 2003, with no commission on bookings. If you own a large holiday home or group venue, you can list your property with us and keep your own terms, your own guest relationships and the full value of every booking.
Sources: Airbnb Help Centre policies on reasonable house rules and requests, limiting host-imposed contracts, and pricing and payment transparency; Airbnb Resource Centre (October 2026); Expedia Group’s Vrbo Compensation Model Changes FAQ (1 October 2026, updated 20 October 2026); Vrbo, Abritel and FeWo-direkt help centres and host terms; reporting by other linked sources throughout.
Information correct as of 28 October 2026. Platform rules change frequently, so check the linked help pages for the terms that apply to your listings.
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