Short-term rentals: letting your apartment to guests and tourists

Nightly or long-term: the difference

Before you start, be honest about how much time you will spend yourself and how much work you will hand to a helper or a cleaning service. That decides whether short-term letting stays more profitable than an ordinary lease.

What the Law on Tourism says

Armenia’s Law on Tourism (HO-4-N, adopted on 22 December 2023, in force since 1 September 2024) lists, among types of accommodation, the “tourist house” in B&B format — a private individual’s house or apartment where guests are received. Under the law, whoever provides hotel services keeps a register of guests’ details.

Activity in the tourism sector is subject to notification. On 13 August 2026 the government approved the procedure for creating a database of tourism service providers. The Tourism Committee will have to be notified via the notify.tourism.gov.am platform, logging in through the “Yes Em” identification system. The launch is set for mid-October 2026, in stages by category of provider; according to ARKA, the annual state duty will range from AMD 5,000 to 150,000 depending on the type of activity.

It is not yet clear in detail which short-term rental formats will require notification, or from what date. If you host tourists regularly, check with the Tourism Committee whether notification applies to you and follow the news on the platform launch. Operating without a required notification is illegal, with liability ranging from a fine to imprisonment depending on the damage caused.

Taxes

Income from letting a home is taxable. For individuals renting out property, the State Revenue Committee gives a rate of 10% of the rent received. However, letting to tourists by the night may be treated as a hotel service — with a different tax regime and possibly registration as an individual entrepreneur. Check with the tax authority how your case is classified before you start: it is easier than dealing with penalties later.

How to set a nightly rate

Look at similar short-term rentals in your area: compare the size, number of beds, finish and guest reviews. You can charge more at weekends and on holidays and offer a discount for longer stays. Decide upfront whether you charge a separate cleaning fee and whether there is a minimum stay.

If the apartment isn’t yours

A tenant may sublet only with the landlord’s consent, and a sublease cannot run longer than the main lease (Civil Code, Articles 620 and 673). Letting a rented apartment by the night without the owner’s written consent is a direct route to conflict and termination of the lease.

Getting the apartment ready for guests

• two sets of bed linen and towels for every bed
• clear instructions: Wi-Fi, air conditioning, water heater, rubbish, house rules
• a key lockbox or a clear arrangement for handing over keys
• a fire extinguisher and a first-aid kit
• a stock of supplies: soap, toilet paper, tea and coffee
• photos of the apartment before and after every stay

Get to know the neighbours and leave them your number: noisy guests are the main cause of conflict with other residents. It is worth including a quiet-hours rule in your guest instructions.

What matters most to you when choosing a short-term rental? PriceLocationGuest reviewsCleanliness in the photos

Key takeaways

• Short-term letting earns more per night but takes time and money.
• The Law on Tourism counts private B&B-style homes among types of accommodation.
• The notify.tourism.gov.am notification platform launches in stages from mid-October 2026.
• Check the tax regime for short-term letting with the tax authority before you start.
• A rented apartment may only be sublet with the owner’s consent.