Government Clarifies Management Rules for Vacation Rentals

The sector has grown significantly in recent years and forms an important component of Aruba's tourism and economy. This development requires clear regulations that balance tourism, housing, and the quality of life for our community. The goal is to respect existing rights and assess where legalization is responsible and feasible. The plan encompasses the registration and regulation of vacation rentals as well as the development of Oranjestad and San Nicolas.

With this step, the government is implementing these agreements.

Who Must Register?

All existing properties used as vacation rentals must register—even if they already possess the required permits.

• Registration Period: The registration window will remain open for three months. The start and end dates will be announced in advance.
• Cutoff Date (November 1, 2026): Properties operating and registered prior to November 1, 2026, will undergo a regulatory evaluation process as active units. Note: The November 1, 2026 cutoff date is not the start date for registration.
• Transitional Arrangement: Properties not yet operational by November 1, 2026, but registered, may qualify under a transitional arrangement. Applicants must demonstrate that concrete, binding obligations were made prior to that date, such as a financing agreement or construction contract. A mere proposal or idea will not suffice.

Why Registration Matters

Registration enables the government to establish a clear and definitive inventory of existing properties. Based on these data, implementation of vacation rental regulations can begin.

The government will determine whether existing rights apply and what steps are necessary to achieve compliance. If no rights permitting current use exist, officials will evaluate whether legalization is possible and, if so, under what conditions.

Important: Registration does not automatically grant a permit, legalize the property, or confer rights for expansion.

Existing rights will be respected. Legally operating properties may continue under applicable conditions. Where permits or formal steps are missing, these must be completed. Unregistered properties will not be covered by the temporary tolerance policy and will be ineligible for legalization.

Tailored Approach by Zone

The government classifies properties into three distinct zonal categories. Each property will undergo individual evaluation to determine eligibility for legalization and specific conditions. Registration does not guarantee legalization.

1. Green Category: Areas designated in the ROPV as Downtown Oranjestad, Oranjestad Waterfront, Downtown San Nicolas, West Coast Tourism Zone, and East Coast Tourism Zone. Existing properties will be evaluated for legalization, provided it is responsible, legally permissible, and compliant with all conditions. If necessary, amendments will be prepared through the current ROPV.
2. Yellow Category: Areas designated in the ROPV as Urban Residential, High-Value Residential, and Transformation Zones. Each existing property will be reviewed for potential legalization within established guidelines. The comprehensive review of the ROP and ROPV will establish where, in what form, and under what conditions vacation rentals are permitted.
3. Red Category: Areas designated in the ROPV as Nature and Landscape, Beach, Rural, Airport, Barcadera Industrial Park, San Nicolas Industrial Park, Maritime Area, and Maritime Zones. No general legalization will occur; environmental protection and existing land use remain paramount. Existing rights will be honored, while exceptions will be strictly evaluated on a case-by-case basis.

Evaluation Criteria

Guest capacity and the number of units serve as the baseline for evaluation. Properties will be inspected for:

• Building code and fire safety compliance;
• Neighborhood fit and zonal suitability;
• Adequate parking and accessibility;
• Impact on the surrounding area, including noise and wastewater management;
• Protection of nature, landscape, and cultural heritage.

Quality standards will be further detailed in the coming period. Legalization applies strictly to the evaluated and approved usage and unit count. It does not grant authorization to add units or expand structures.

Transitional Period Rules

The government is drafting a temporary policy to tolerate existing registered usage (interim enforcement policy) during the transition. This policy will undergo legal review before implementation.

The interim policy strictly prohibits opening new rentals, adding units, or expanding existing properties.

Plans for Downtown Oranjestad and San Nicolas

The current ROPV caps vacation rentals at a combined maximum of 100 units across Downtown Oranjestad and San Nicolas. To stimulate urban revitalization, the government will allow registration of new vacation rental proposals in these centers.

Registration data and area evaluations will help determine target capacities for vacation rentals relative to long-term housing, retail, dining, and public amenities. Submitting a new proposal does not guarantee approval; each project will be reviewed individually.

New projects outside Downtown Oranjestad and San Nicolas are excluded from this provision.

Organization and Next Steps

An inter-ministerial task force—comprising representatives from Finance and Economic Affairs, Infrastructure, Public Health, and Tourism—is coordinating registration, establishing guidelines, and reporting to the Council of Ministers. The task force is setting up the digital registration portal and will publish instructions, required documents, and timeline details prior to launch.

The government is pursuing a two-track strategy:

• Preparing targeted amendments to the current ROPV where appropriate.
• Initiating a comprehensive, overall revision of the ROP and ROPV.

Draft plans for both targeted amendments and the comprehensive revision will be made available for public review and consultation. Residents, business owners, and stakeholders can submit formal feedback before final decisions are enacted. Public information sessions will precede the consultation period to explain the rules and address questions.

The task force will shortly announce official contact channels for inquiries.