Many short-term rental hosts are worried after Airbnb enforcement news

From 2025-10 business registration became mandatory, and from 2026-01 bookings for unregistered listings are fully blocked—you've probably seen this.
Reports say unlicensed properties are shifting to short-term rental platforms with looser rules.

"I run short-term rentals—am I at risk?" You might be worried.
Here’s a clear breakdown of how short-term rentals differ legally from lodging businesses and what rules apply.

How are short-term rentals and lodging businesses different legally?

Lodging businesses fall under the Tourism Promotion Act and Public Health Management Act

If you run a lodging business—like Airbnb—you must register with the local authority.
Operating unregistered can lead to up to 3 years imprisonment or a fine up to ₩30,000,000 under Article 82 of the Tourism Promotion Act.

Short-term rentals are lease contracts under Civil Law and the Housing Lease Protection Act

Renting a home for a set period and charging rent is a lease contract, separate from lodging business rules.
You can operate it without lodging registration.

Source: Tourism Promotion Act (as of 2026)

How do authorities decide if it’s a lease or a lodging business?

The Ministry of Health and Welfare’s Public Health Management guidance lists criteria to distinguish short-term rentals from unlicensed lodging.
They consider several factors together—not just one.

① Contract length

Contracts under 1 month tend to be seen as lodging-like.
But this alone doesn't decide the outcome; it's judged with the other factors below.

② Fee calculation and payment method

Daily charges are viewed as lodging-like. Lump-sum payments at signing, monthly billing, or settling at checkout lean toward lease.

③ Guest’s exclusive possession and control

Whether guests independently occupy and manage the space matters.
Daily services like room cleaning or linen changes make it look more like lodging.

Source: Ministry of Health and Welfare, Public Health Management guidance (as of 2024)

How to operate safely as a lease and avoid Airbnb enforcement

Use a lease agreement form

Sign a lease contract, not lodging terms and conditions.

Collect rent as a lump sum or monthly

Avoid daily rates—take payment up front or settle weekly/monthly.

Avoid lodging-style daily services

Let guests use the space independently during the contract and skip daily lodging services.

If you mainly host foreign guests, check separately

If your business is aimed at foreign tourists, you may need to register as a Foreign Tourist City Guesthouse.
If unsure, contact your local authority.

Source: Tourism Promotion Act & Ministry of Health and Welfare guidance (as of 2026)

FAQ — Common questions about Airbnb enforcement for short-term rentals

Q. Is the short-term rental platform itself illegal?

A. No. The test is how each listing is actually operated (lease-like vs lodging-like), not the platform.

Q. Is any contract under one month automatically lodging?

A. Contract length is only one factor.
Payment method, guest possession, and other factors are reviewed together.

Q. What happens if you're caught operating an unregistered lodging business?

A. If caught, you may face up to 2 years imprisonment or a fine up to ₩20,000,000 under the Public Health Management Act, and in some cases Tourism Promotion Act penalties (3 years/₩30,000,000) may also apply.
If your setup is unclear, get confirmation from your local authority or an expert.

Source: Tourism Promotion Act (as of 2026)

If you operate safely under a clear lease structure, consider reducing fees

Listing the same property on SamSam M2 and plott LIFE can reduce commissions to 0%, increasing your net income.

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