Mainz short-term lets: Zweckentfremdung rules since 14 May 2022—84‑day cap, vacancy and permits

What is in force, where, and until when

Mainz has a city‑wide Zweckentfremdungsverbotssatzung (ordinance prohibiting misappropriation of residential space) based on Rhineland‑Palatinate’s 2020 state law. The Mainz ordinance has been in force since 14 May 2022 and currently runs until 31 March 2027. It applies across the entire city area. If you have seen references to “from 1 January 2026”, note that those are incorrect for the start date; the city’s own information sheet dated 7 January 2026 still confirms entry into force on 14 May 2022. The 2026 date is relevant mainly because Mainz updated its guidance and continued enforcement reporting that year, not because the rules began then. ([mainz.de](https://www.mainz.de/vv/medien/internet/zweckentfremdung-merkblatt-zur-verbotssatzung.pdf))

The legal basis is the Landesgesetz über das Verbot der Zweckentfremdung von Wohnraum (ZwEWG) of 11 February 2020, which authorises municipalities with strained rental markets to adopt up‑to‑five‑year statutes limiting non‑residential use of homes. Mainz exercised this power in April 2022. ([umwelt-online.de](https://www.umwelt-online.de/regelwerk/bau/laender/rp/zwewg20.htm))

Mainz also introduced a separate lodging tax on overnight stays from 1 July 2026. That tax is fiscally relevant for hosts but sits alongside, not instead of, the Zweckentfremdung rules covered here. ([mainz.de](https://www.mainz.de/pressemeldungen/Mainz/2026/juli/umsetzung-der-beherbergungsabgabe?utm_source=openai))'}},{

What counts as “Zweckentfremdung” in Mainz

The ordinance treats residential space as misappropriated if it is used predominantly for non‑residential purposes. In Mainz, the statute lists concrete triggers:

• Short‑term letting beyond 84 days: Using a dwelling as a holiday home or otherwise for guest accommodation for more than 12 weeks (84 days) in a calendar year is a misappropriation. Repeated day‑ or week‑based stays with changing guests, paid per day/week and typically with linens/cleaning, fall in scope. Letting up to 84 days per year is not misappropriation under the ordinance. ([mainz.de](https://www.mainz.de/verzeichnisse/ortsrecht/zweckentfremdungsverbotssatzung.php.media/254755/Satzung-ueber-das-Verbot-der-Zweckentfremdung-von-Wohnraum-in-der-Stadt-Mainz-vom-06.04.2022.pdf))

• Commercial/professional use: Using more than 50% of the living area for business or freelance purposes counts as misappropriation. ([mainz.de](https://www.mainz.de/verzeichnisse/ortsrecht/zweckentfremdungsverbotssatzung.php.media/254755/Satzung-ueber-das-Verbot-der-Zweckentfremdung-von-Wohnraum-in-der-Stadt-Mainz-vom-06.04.2022.pdf))

• Structural/functional changes or removal: Converting a dwelling so it is no longer suitable for long‑term living, or demolishing it, counts. ([mainz.de](https://www.mainz.de/verzeichnisse/ortsrecht/zweckentfremdungsverbotssatzung.php.media/254755/Satzung-ueber-das-Verbot-der-Zweckentfremdung-von-Wohnraum-in-der-Stadt-Mainz-vom-06.04.2022.pdf))

• Prolonged vacancy: Leaving a dwelling empty for longer than six consecutive months is a misappropriation unless an exception applies (see below). ([mainz.de](https://www.mainz.de/verzeichnisse/ortsrecht/zweckentfremdungsverbotssatzung.php.media/254755/Satzung-ueber-das-Verbot-der-Zweckentfremdung-von-Wohnraum-in-der-Stadt-Mainz-vom-06.04.2022.pdf))

Mainz reported in 2026 that the most frequent cases it sees are short‑term letting, vacancy and use for prostitution. That is enforcement context rather than additional legal categories. ([bi.mainz.de](https://bi.mainz.de/getfile.php?id=333600&type=do))

There is grandfathering: if a unit was verifiably used predominantly for non‑residential purposes before the ordinance took effect and without interruption since then, it is not treated as residential space by the ordinance. The city’s 7 January 2026 note highlights this “Bestandsschutz”. ([mainz.de](https://www.mainz.de/verzeichnisse/ortsrecht/zweckentfremdungsverbotssatzung.php.media/254755/Satzung-ueber-das-Verbot-der-Zweckentfremdung-von-Wohnraum-in-der-Stadt-Mainz-vom-06.04.2022.pdf))

Vacancy: when 6+ months is allowed, and how to prove it

A vacancy of more than six consecutive months triggers the misappropriation rule. However, the ordinance says there is generally no misappropriation if you can prove either that you made serious and suitable efforts to re‑let over a longer period but could not, or that the unit is being swiftly rebuilt, repaired or modernised, or is about to be sold and is therefore temporarily uninhabitable or empty. Keep dated adverts, broker mandates, viewing logs and correspondence to evidence efforts; for works, keep building notices, contracts and a clear timeline. ([mainz.de](https://www.mainz.de/verzeichnisse/ortsrecht/zweckentfremdungsverbotssatzung.php.media/254755/Satzung-ueber-das-Verbot-der-Zweckentfremdung-von-Wohnraum-in-der-Stadt-Mainz-vom-06.04.2022.pdf))

If the city finds that a non‑permitted misappropriation exists, it can order you to end it and return the unit to residential use; if the unit is not lettable due to condition, it can order repairs if reasonable. Inspections at reasonable hours are allowed, and owners, managers, occupiers and even online service providers must provide information and documents needed for enforcement. ([mainz.de](https://www.mainz.de/verzeichnisse/ortsrecht/zweckentfremdungsverbotssatzung.php.media/254755/Satzung-ueber-das-Verbot-der-Zweckentfremdung-von-Wohnraum-in-der-Stadt-Mainz-vom-06.04.2022.pdf))

Permits, conditions and compensation (Ersatzwohnraum or payments)

You can apply for a permit in exceptional cases. A permit must be granted where overriding public interests or protected private interests outweigh the interest in preserving the dwelling (for example, essential social facilities at that specific site, or where the owner’s economic existence would otherwise be endangered). Otherwise, the city may grant a permit if the loss is offset through compensation. ([mainz.de](https://www.mainz.de/verzeichnisse/ortsrecht/zweckentfremdungsverbotssatzung.php.media/254755/Satzung-ueber-das-Verbot-der-Zweckentfremdung-von-Wohnraum-in-der-Stadt-Mainz-vom-06.04.2022.pdf))

Compensation can be either creating suitable replacement housing in Mainz (normally no smaller or worse in layout/standard than the unit affected, and compliant with the state building code), or paying a compensatory amount. The ordinance allows a one‑off payment up to €3,000 per square metre; for truly temporary misappropriations, the city can charge a running monthly payment aligned to the full median rent from Mainz’s current rent index for a comparable unit. The permit can be time‑limited and subject to conditions. ([mainz.de](https://www.mainz.de/verzeichnisse/ortsrecht/zweckentfremdungsverbotssatzung.php.media/254755/Satzung-ueber-das-Verbot-der-Zweckentfremdung-von-Wohnraum-in-der-Stadt-Mainz-vom-06.04.2022.pdf))

Process and paperwork: Apply to the Bauamt (Zitadelle, Bau C). The application form asks for ownership and unit details, the planned use, and any compensation proposal. You may request a “Negativattest” (confirmation that your planned use is not a misappropriation). Typical enclosures include ID, corporate registry extract if applicable, proof of authority, floor plans, floor‑area calculations, proof of vacancy status or tenancy, and—if proposing replacement housing—ownership proof and financing evidence. ([mainz.de](https://mainz.de/vv/medien/internet/Zweckentfremdung-Antrag-auf-Genehmigung-2022.pdf))

Enforcement and risk

Violations can draw fines of up to €50,000; failure to provide required information or documents can be fined up to €5,000. These ceilings come from the state law and are mirrored in the Mainz ordinance and application materials. The city can also order you to restore residential use. ([umwelt-online.de](https://www.umwelt-online.de/regelwerk/bau/laender/rp/zwewg20.htm))

Staffing and activity are not trivial: in a May 2026 council reply, Mainz reported two full‑time positions enforcing the ordinance, 32–39 applications per year in 2023–2025 and 10 applications by 22 April 2026, with most outcomes being confirmations that the specific case was not a misappropriation. From 2023 to April 2026 the city initiated 26 fine proceedings; proposed fine amounts ranged from €100 to €25,000 depending on the case. ([bi.mainz.de](https://bi.mainz.de/getfile.php?id=333600&type=do))

Practical risk for foreign buyers and expatriate landlords: short‑term letting beyond 84 days per year without a permit is risky, as is holding a unit vacant past six months without robust evidence of marketing or works. If in doubt, request a Negativattest or apply for a permit early. This article is a guide, not legal advice; for a project or acquisition in Mainz, instruct a German real‑estate lawyer experienced in ZwEWG and local practice. ([mainz.de](https://mainz.de/vv/produkte/bauamt/zweckentfremdung-von-wohnraum-genehmigung-beantragen))