Short-term rental in Copenhagen
We list your home on Airbnb, Booking.com and Vrbo and run everything for you. You keep ownership, and we keep you within the 70 days Copenhagen allows.
A fixed 17% of rental income. We earn when you earn.
See what your home can earn
Free, no obligation. Answer within 24 hours.
One agreement, the whole operation. You get a monthly statement and a payout to your account. We handle the rest.
Airbnb, Booking.com and Vrbo with one synchronised calendar, so your home is seen and booked without double bookings.
We write the listing, set up the photos and adjust the price as seasons and demand change. One calendar covers every platform, so a booking in one place closes the dates everywhere else.
Days are counted for the home as a whole, not per platform, and we close the calendar before the limit is reached.
We answer guests before, during and after their stay, screen bookings and deal with the unexpected, so you do not have to.
Guests message us, not you. We check bookings before they are confirmed, and if something goes wrong during a stay, we deal with it, at night too.
A key box or code lock and a mobile-friendly check-in guide, so arrivals work smoothly, even late in the evening.
Guests get directions, access and the house rules on their phone before they arrive, so nobody waits for a key, and you never need to meet them.
Professional cleaning with quality control, fresh linen and towels for every booking, and soap and toilet paper topped up.
Cleaning, linen and supplies are billed separately at cost or agreed rates, so you can see what each booking cost. The home is checked after every clean, before the next guest arrives.
Photos that show your home at its best and lift both click-through rates and bookings.
Photos are taken by our partner, Modo Partners, after a thorough clean. They are the first thing guests see, and the same photos are used on every platform.
Follow bookings and earnings in one overview around the clock, and get a statement you can put straight into your accounts.
You get a monthly statement and payout to your account. Platforms with a reporting duty also send the income to the Danish Tax Agency, so it is pre-filled on your annual tax statement.
We adjust the nightly rate continuously to demand, season, local events and the market in your area. That means the right price, more bookings and steady occupancy all year, including last-minute bookings.
One calendar covers every platform, and guests receive messages in set sequences, so every guest gets a consistent, professional experience. Decisions are based on data, not guesswork.
How to optimise a listingWe think like hosts because we are hosts. BY Apartments ApS, which like us is part of BY GROUP DK ApS, buys and rents out homes itself, and we manage them exactly as we would manage yours.
You do not need to host yourself or find a co-host for keys and messages. You keep ownership and control of your home, while we run the operation and keep improving it. If something needs repairing, our sister company BY Entreprise ApS can take care of it.
About usA fixed 17% of rental income, so we earn most when your home performs best. Cleaning, linen, supplies and maintenance are billed separately at cost or agreed rates, and there are no hidden fees. The fee covers:
Tell us briefly about your home and we will send you a personal estimate within 24 hours. It is free and without obligation.
Fill in the formRules in Copenhagen
What you may do, what you pay in tax and what your association can decide. .
For example through a Facebook group or a direct arrangement.
For example Airbnb and Booking.com. All your rentals have to go that way.
20 municipalities have. Copenhagen has not.
Up to 70 days per calendar year, provided all your rentals go through intermediaries that report the rental income to the Danish Tax Agency, such as Airbnb or Booking.com. If you rent out the home yourself, for example through a Facebook group or a direct arrangement, the limit is 30 days for the whole home. The same applies if you mix the two.
A municipal council can raise the 70 days to a maximum of 100, but the City of Copenhagen has not done so. Twenty other municipalities have.
Yes. The rule covers your own permanent residence, meaning the home you actually live in. It does not cover an apartment you own purely as an investment and do not live in yourself. If you own two homes, it only applies to the one that is your permanent residence.
In 2026 the standard deduction (bundfradrag) is DKK 35,100 when you rent out through a platform that reports your rental income to the Danish Tax Agency, and DKK 13,800 without such reporting. Only 60 per cent of the amount above the deduction is taxed. These rates apply to rentals of less than four months at a time.
You can see what the platform has reported in your tax information in TastSelv, but you enter the taxable amount yourself in box 37 of your annual tax return.
The association’s articles can restrict short-term rental, but not without limit. Under the standard articles for owners’ associations of 29 November 2020, a restriction needs the votes of two thirds of the owners, counted both by allocation share and by number. Even then, a majority cannot limit your right to fewer than four rentals totalling 30 days a year. Short-term rental here means stays of less than 31 days, and you must tell the board no later than when each rental begins.
Before these standard articles, it was harder for associations. On 23 September 2019 the Western High Court ruled that an amendment banning rentals shorter than three months could not be registered when it had been adopted by a two-thirds majority. The court found that the ban interfered with each owner’s right to use their own apartment and therefore required the consent of every owner.
Co-operative housing associations (andelsboligforeninger) have their own articles. Read them carefully and talk to the board before you start.
You risk a fine. Enforcement currently sits with the Danish Agency for Planning and Rural Affairs (Plan- og Landdistriktsstyrelsen), and the guideline fine is DKK 5,000 to 25,000 depending on how far the limit was exceeded.
On 22 January 2026 the then government and a broad majority agreed on tighter enforcement and higher fines. A bill based on the agreement went to public consultation on 16 September 2026. It is planned to take effect on 1 July 2027, with the higher fines applying to breaches from 1 January 2028. The fine follows the number of days over the limit:
| Days over the limit | Fine |
|---|---|
| Up to 4 days | DKK 5,000 |
| 5 to 12 days | DKK 15,000 |
| 13 to 40 days | DKK 40,000 |
| 41 to 180 days | DKK 60,000 |
| Over 180 days | DKK 100,000 |
For outright “shadow hotels” the bill proposes a guideline fine of DKK 50,000 per apartment per calendar year. The authorities would also be able to demand information from the platforms and have illegal listings removed or bookings blocked. The bill has not been passed yet, so the amounts may still change.
Yes, and enforcement is getting stricter. The Danish Agency for Planning and Rural Affairs already cross-checks data from the civil and building registers (CPR and BBR) against the rental income shown on tax returns, and the platforms report rental income to the tax authorities.
The City of Copenhagen has also set aside funding for an outreach housing patrol: DKK 3.6 million to start it up in 2026 and DKK 6.8 million a year from 2027 to 2030, which also covers checks on unlawfully high rents, among other things. The patrol is to supervise short-term rental and issue fines once the change in the law lets the city take over enforcement.
This is where most people go wrong. Days are counted per calendar year and per home, not per booking and not per platform. If you rent out through both Airbnb and Booking.com, the days are added together.
We keep the count for every home we manage and close the calendar before the limit is reached.
This page is general information, not tax or legal advice. The rules change, and your situation may differ. Check with the Danish Tax Agency, the Danish Agency for Planning and Rural Affairs or an adviser before you make a decision.
How we work
We only rent out through platforms that are required to report income, so you get the higher day limit and the higher standard deduction from day one. We keep the day count across every channel, close the calendar in good time and give you a monthly statement you can put straight into your accounts.
If your home needs to be rented out for more than 70 days a year, the answer is not to stretch the rule but to switch to long-term rental or a furnished rental over several months. We are happy to run the numbers with you.
About long-term rentalRead more
Answers to what landlords ask us most.
Have another question?Call +45 50 52 15 37 or book a meeting.
We mainly manage quality homes suited to short and mid-term stays. Typically that means city apartments, furnished homes and investor-owned homes where professional operations, a good guest experience and optimised income make a difference. Short-term rental of up to 70 days a year does, however, require the home to be your own permanent residence.
Often, yes. Short-term rental can bring in more gross income than a traditional long-term rental, especially in central Copenhagen. Real profitability depends on location, season, standard and furnishing, and on how professionally the rental is run. That is why we always work out whether short-term rental gives the best result for your particular home before you start.
Not every home is a good fit. Before we take it on, we look at location, the building and association rules, layout, furnishing and demand in the market. If your home suits mid-term or long-term rental better, we will recommend that instead. If it is a match, we handle the whole rental so you can stay hands-off with a full overview.
We use dynamic pricing combined with local market knowledge and historical booking data. Rates are adjusted continuously to demand, season, events, booking pace and competitor levels, so we strike the best balance between occupancy and earnings. You see the result in your monthly statement.
Yes. You keep full control of the calendar and can block dates for your own use at any time. We adjust pricing and availability around your blocked dates, so the rental keeps performing as well as possible whenever the home is free.
Short-term rental needs active management in quieter periods. We adjust rates, minimum stays and availability, and we can target longer stays of two to eight weeks when that makes sense. We also fine-tune visibility and distribution across platforms to reduce empty nights. The aim is steady earnings all year, not just strong summer months.
Yes, both. We manage single homes as well as portfolios with several units. For investors and owners with more than one home, we work with standard processes, regular reporting and operations that scale, so the portfolio can grow without extra administrative hassle.
Our fee is 17% of rental income. It covers day-to-day operations: listing and optimisation on the booking platforms, pricing, guest service, key handling and check-in, and coordinating cleaning. Cleaning, linen, supplies and maintenance are billed separately at cost or agreed rates, and there are no hidden fees.
Prefer email? team@byadministration.dkOr call +45 50 52 15 37
