Understanding Phase 2 of Gibraltar’s Register of Property Occupation Act

On 1 July 2025, the government enacted Part2 of the Register of Property Occupation Act, specifically targeting the booming short-term let (STL) sector.  This followed the initial launch of the Register in early 2022, which required all residents - owners, tenants, or licence-holders - to register their occupancy.  Now, with STL’s booming growth post-pandemic, particularly via platforms like Airbnb, Booking.com, and others, new obligations and regulatory standards have been put in place.

Key Requirements for Phase 2

Mandatory STL Registration

✅ New listings must be registered before advertising or operating.

✅ Existing listings, as of 1 July, have until 30 September 2025 to complete registration via eGov or agent portals.

Pre-Operational Inspection & Approval
Properties must be inspected and approved—or approved under conditions or temporarily—by the Registrar before marketing.

Booking Returns & Fees
Short‑term hosts must submit booking returns detailing guest numbers, stay durations, and revenue. These returns will be shared with the Income Tax Office. A sustainable tourism fee must also be paid.

Enforcement & Penalties
Non-compliance—such as failing to register, allowing inspections, or filing returns—can lead to removal from the Registry and fines up to Level4 on the standard scale.

Appeals Process
Landlords can appeal Registrar decisions within set periods, providing a route to review contested outcomes .

Why These Changes Matter for Landlords

✅ Ensuring Compliance in the STL Boom

The STL sector has seen dramatic growth post-2020. Gibraltar’s move aligns with wider European trends, ensuring that short-term rental hosts adhere to safety, quality, and tax transparency standards.

✅ Quality Control & Market Confidence

By requiring inspections and bookings returns, the Act reassures tourists and business visitors that accommodations meet minimum standards - reducing risk and enhancing reputation.

✅ Peace of Mind for Landlords

Landlords compliant with Phase2 avoid legal and financial penalties while benefiting from increased visibility and trust in rental listings.

What Landlords Should Do Now

Below is a landlord checklist to navigate Phase2 effectively:

How a Letting Agent Makes Compliance Easier

Navigating these regulations can be time-consuming and complex.  Here’s how a trusted letting agent like Richardsons Estate Agents can streamline the process:

1. Complete Registration Support
   We help landlords register via eGov or agent portals, manage document uploads, and log registrations accurately and timely.
2. Preparing for Inspections
   With local expertise, we ensure properties meet safety, cleanliness, and amenity requirements, scheduling inspections and vetting reports.
3. Regular Booking Administration
   We track guest stays, collect revenue data, file returns, and ensure sustainability fees are promptly paid - saving landlords time and effort.
4. Regulatory & Legal Guidance
   We stay up to date with changes to the Act and can advise on appeals, conditions, reporting or updated compliance obligations.
5. Increased Occupancy & Quality Tenants
   As a reputable agent, we attract higher-quality guests, reducing turnover, wear-and-tear, and risk. Our marketing expertise commands better visibility and rental yields.
6. Ongoing Compliance Monitoring
   We maintain records, submits reports timely, and act promptly on regulatory updates - so landlords remain fully compliant.

Why Choose a Reputable Letting Agent?

Beyond compliance, there are tangible benefits to using a professional letting agent:

✅Local Market Insight
We set market rents strategically based on real-time performance, competition, and seasonal demand. Sources like our “Landlord’s Checklist” highlight rental market dynamics and the need to adapt to external factors like the Spanish tax treaty and frontier changes.

✅Tenant Vetting & Legally Sound Tenancies
We perform identity, background, and work-reference checks to minimise risk, prepare robust tenancy agreements, and uphold tenancy laws - critical in Gibraltar’s well‑regulated rental space.

✅Maintenance & Safety Compliance
We oversee mandatory annual inspections (gas, electricity, fire safety), arrange certificates, and manage repairs—keeping your property safe and compliant.

✅Tax & Income Reporting
We assist landlords in declaring rental income, maximising allowable deductions, and coordinating with tax professionals—ensuring financial compliance.

✅Maximised Returns, Minimized Void Periods
With quality listings and proactive management, we boost occupancy and reduce downtime, enhancing both yield and asset performance in a tight market.

Final Thoughts

Phase2 of the Register of Property Occupation Act marks a significant shift for Gibraltar’s rental landscape—especially for short-term lets. The new regulatory framework is well-intentioned, ensuring transparency, safety, and fairness across the STL and tourism sectors.

However, compliance brings increased responsibilities for landlords—from registrations and inspections to reporting and fee payment. Non-compliance carries real penalties, and the administrative burden can be heavy.

That’s where Richardson’s Estate Agents can help.

We specialise in:

✅Guiding landlords through the new registration and inspection process

✅Administering bookings and financial returns

✅Ensuring legislation compliance year‑round

✅Delivering high‑quality tenants and maximised occupancy

✅Offering expert local insight and regulatory updates

In Gibraltar’s compact but dynamic property market, staying fully compliant and optimising your rental income requires local expertise you can trust.

To find out how we can support you through Phase2 and beyond, contact Richardson’s Estate Agents today—let’s help your property work harder while you stay compliant, confident and profitable.