MEPs have opened debate on the EU’s proposed Affordable Housing Act, which would give national and local authorities a clearer legal framework for restricting short-term rentals and some non-primary residential property use in areas facing severe housing pressure.

The European Parliament has begun examining legislation that would give cities and national governments greater legal certainty when restricting short-term rentals and the use or acquisition of residential property in areas where housing has become difficult to afford.

The proposed Affordable Housing Act, presented by the European Commission on 9 September, was on Parliament’s agenda in Strasbourg on Tuesday as housing costs move further into EU-level politics.

The legislation does not transfer general housing policy to Brussels. Decisions on construction, planning, rent policy and social housing would remain primarily with national, regional and local authorities.

Instead, the proposal would establish a common EU legal framework governing some restrictions that member states and cities may introduce when attempting to protect housing supply.

The draft regulation specifically covers measures restricting short-term accommodation in residential properties other than a host’s primary residence. It would also cover restrictions on the acquisition or use of land and housing that is not intended as somebody’s principal home.

Those provisions are designed partly to resolve a legal problem that has become increasingly important in cities with large tourism markets.

Local governments have introduced restrictions on holiday rentals and second-home use, but such measures can clash with EU single-market rules governing services, property and establishment. The Commission says the legislation would provide authorities with a clearer method for demonstrating when restrictions are justified and proportionate.

The law would therefore not impose a common European cap on Airbnb-type accommodation. Nor would it oblige cities to introduce restrictions.

Authorities choosing to intervene would instead have to demonstrate housing stress and ensure that their measures meet EU requirements on proportionality, transparency and review.

Brussels argues that the scale of Europe’s housing problem now affects more than social policy.

According to the Commission’s European affordable housing plan, house prices across the EU have risen by more than 60 per cent since 2013, while average rents have increased by about 20 per cent. Short-term rentals increased by 93 per cent between 2018 and 2024.

Only between six and seven per cent of EU housing stock is classified as social housing, while about 20 per cent of homes are recorded as unoccupied.

The Commission estimates that Europe needs to build more than two million homes a year to meet current demand — around 650,000 more annually than are presently being constructed. It estimates the additional investment requirement at approximately €153 billion each year.

Those figures underline a central difficulty in the housing debate: restrictions on tourist accommodation may return some properties to residential use, but they do not address the full shortage of new homes.

EU Today examined that wider supply issue when the Commission launched its European Affordable Housing Plan, which combines proposed regulation with investment, faster permitting, construction reform and changes to state-aid rules.

The debate is becoming more politically prominent as housing affordability affects a growing share of middle-income households as well as those on lower incomes.

Berlin offers one example. EU Today reported last month that advertised rents in the German capital had risen by roughly three-quarters in less than a decade, while the city calculates that it will need another 211,000 homes by 2040.

Pressure is particularly acute in large cities and tourism centres, where residential demand competes with short-term accommodation and investment properties.

The Commission argues that this has consequences for the wider economy because workers who cannot find affordable accommodation may be unable to move to areas where jobs are available.

That is why Brussels increasingly presents housing not only as a social concern but as part of the competitiveness and single-market agenda.

The proposal is still at an early stage. Parliament and the Council must negotiate the legislation under the ordinary legislative procedure, and substantial amendments remain possible.

Questions are likely to centre on how “housing stress” is defined, what evidence authorities must provide before restricting property use and how far EU law should permit local intervention in property markets.

The political dividing line is already apparent. One side of the debate stresses that cities need more freedom to protect permanent housing stock. The other warns that regulation of short-term rentals or second properties can affect tourism businesses, property owners and investment without necessarily creating sufficient new supply.

The Affordable Housing Act attempts to establish legal rules for that dispute rather than settle it centrally.

If adopted, its importance will therefore depend less on a single Brussels policy than on how individual European cities use the powers and legal protection it provides.

The European Commission has proposed new safeguards allowing voting rights and funding to be restricted if future EU members breach fundamental European rules after accession, as Brussels prepares for possible membership of Ukraine, Moldova, Albania and Montenegro.

The European Commission has set out a new framework for enlargement that would allow the European Union to impose restrictions on recently admitted countries for up to 15 years after accession if they retreat from commitments on democracy, the rule of law or other fundamental EU principles.

The measures form part of the Commission’s new pre-enlargement policy review, published on Tuesday, which examines how the EU’s institutions, budget and policies would have to change before another round of expansion. Brussels says the Union could accommodate additional members without rewriting its treaties, but would need stronger safeguards to prevent enlargement from making decision-making more difficult.

Under the proposals, accession treaties could contain an institutional safeguard allowing action against a new member that seriously breaches the values contained in Article 2 of the Treaty on European Union or the principle of sincere cooperation. In the most serious cases, Council voting rights could be suspended.

The Commission’s public summary describes those arrangements as temporary, targeted and reversible. Reporting on the underlying proposal indicates that the enhanced safeguard could remain available during the first 15 years of membership.

The proposal addresses a problem that has moved steadily up the enlargement agenda: how to ensure that a country continues to meet membership conditions after it has entered the EU.

Germany, France, Belgium, the Netherlands and Luxembourg had already raised the issue earlier this year. As EU Today reported in June, the five governments called for mechanisms capable of restricting some rights of new members if democratic standards deteriorated after accession.

The Commission has now turned that political argument into a wider institutional proposal.

The change is particularly relevant to Ukraine, Moldova, Montenegro and Albania, which Brussels identifies as the four candidates currently furthest advanced. The Commission says it will prepare indicative roadmaps for each country provided reform momentum continues.

Ukraine and Moldova may also make further progress within days. EU Today reported earlier on Tuesday that two more negotiating clusters could potentially be opened next week if Ukraine’s parliament passes legislation dealing with minority-language education.

Alongside stronger rule-of-law safeguards, the Commission wants candidate states to be integrated gradually into parts of the EU before full membership. Energy, transport, digital policy and defence are among the sectors identified for deeper participation.

Brussels is also proposing greater use of qualified-majority voting during the accession process, including for decisions to open negotiating clusters. At present, individual governments can delay progress at several stages because unanimity is required.

Another proposed safeguard would require a newly admitted state, for a limited period, not to block subsequent enlargements because of bilateral disputes. The measure reflects long-standing difficulties in the Western Balkans, where disputes between neighbouring states have repeatedly entered accession negotiations.

Ukraine’s agricultural sector presents a separate challenge. The Commission says transitional arrangements could be used for agriculture, sensitive products, EU funding, the movement of workers and participation in common systems. Reporting on the package indicates that unrestricted access by Ukraine to existing Common Agricultural Policy support is unlikely immediately upon accession because of the scale of Ukrainian farming.

That question is politically important for existing agricultural beneficiaries, particularly in Central and Eastern Europe, where Ukrainian grain and food imports have already caused disputes.

The institutional proposals do not guarantee membership for any candidate. Accession remains dependent on meeting the EU acquis, completing negotiations and obtaining the agreement of existing member states.

Nor has the 15-year safeguard yet become EU law. The Commission has asked the European Council and European Parliament to take forward discussions, and the eventual provisions would have to be reflected in future accession arrangements.

What has changed is the shape of the enlargement debate. Brussels is no longer concentrating solely on what candidate countries must do before joining. It is also designing mechanisms governing what happens after they enter.

For Ukraine, Moldova and the Western Balkans, that could produce a more credible path towards membership, but one accompanied by conditions extending well beyond accession itself.