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.

Italian Prime Minister Giorgia Meloni has applied to register her voice as an EU trademark, seeking an additional legal tool against artificial-intelligence systems capable of cloning politicians’ voices and producing convincing fake recordings.

Giorgia Meloni has applied to register her voice with the European Union Intellectual Property Office as governments and public figures look for new ways to counter increasingly convincing AI-generated deepfakes.

The Italian prime minister submitted a short audio recording in which she says “Io sono Giorgia Meloni” — “I am Giorgia Meloni” — to the EUIPO on Monday.

The four-second recording forms part of an application for a sound trademark intended to strengthen legal protection against unauthorised use of her voice.

The application filed with the EU intellectual-property system is currently listed as under examination. It is linked to categories including downloadable multimedia material, cultural activities and the organisation of political events.

Registration would not give Meloni ownership over every recording or imitation of her voice, nor would it automatically prevent AI systems from reproducing it.

It could, however, provide another legal basis for challenging certain commercial or misleading uses where the protected sound mark is employed without authorisation.

The distinction between a trademark and copyright is important in this case. Meloni has applied to protect a sound identifier through EU trademark law rather than to establish general copyright ownership over the natural characteristics of her voice.

Her application comes as voice-cloning technology becomes increasingly accessible.

Modern generative-AI systems can create convincing synthetic speech from relatively small samples of recorded audio. The technology is used legitimately for dubbing, accessibility and media production, but it can also be used for fraud, impersonation and political disinformation.

Meloni herself has previously been targeted by manipulated images and other deepfake material. She has also taken legal action in Italy over sexually explicit deepfake images created using her likeness.

The problem has acquired additional importance for politicians because synthetic recordings can be produced and circulated rapidly during election campaigns.

A false recording no longer requires sophisticated audio-editing equipment or extensive access to the target. Public figures provide large quantities of clean audio through speeches, television appearances, podcasts and social-media video — precisely the material needed to train voice-cloning systems.

The EU has already begun imposing specific transparency requirements on synthetic content.

EU Today reported in August that new provisions under the EU AI Act require certain AI-generated or manipulated audio, images and video to be marked in machine-readable form and impose disclosure obligations for deepfake material.

Those rules address transparency rather than ownership.

Trademark law potentially offers a different route by allowing an individual or organisation to claim rights over a specific sound used as a commercial or identifying mark.

Sound trademarks are not new. Companies have long registered jingles, tones and other distinctive audio signatures. What is unusual in Meloni’s application is the attempt by a serving head of government to use the system partly as protection against AI impersonation.

The phrase chosen for the application is itself closely associated with Meloni’s political identity.

“Io sono Giorgia” became widely recognised following a 2019 speech in which she described herself as a woman, mother, Italian and Christian. The phrase subsequently became the basis of online remixes before being adopted as the title of her autobiography.

Other performers have also sought stronger protection for their voices as generative AI improves.

Italian singer Giusy Ferreri has filed a similar application, while actors and musicians internationally have pressed governments and technology companies to prevent unauthorised voice cloning.

Meloni’s filing is unlikely on its own to settle the broader legal question of whether an individual can effectively control AI reproductions of his or her voice.

It does, however, illustrate how existing intellectual-property law is being tested against technology that can reproduce personal characteristics that were previously difficult to copy convincingly.

The EUIPO must now determine whether Meloni’s application satisfies the requirements for registration. Until that process is completed, the filing remains an application rather than an approved EU trademark.