What licence do you need for a homestay or Airbnb in Malaysia?

Can an Airbnb unit be registered under the MOTAC homestay programme?

No. The Malaysia Homestay Experience Programme is a community tourism programme, and tourists stay with host families registered with MOTAC ^[1]. Premises in housing estates or Airbnb premises are not eligible to apply ^[1].

Participation is open to Malaysian citizens with families who live in rural areas ^[1].

Does Malaysia have a national law for short-term rentals?

Not yet. The national Short-Term Rental Accommodation (STRA) Guidelines are still being finalised by KPKT through PLANMalaysia, as a uniform reference for state governments and local authorities ^[2].

Until they are finalised, short-term rentals are controlled through planning permission, local authority by-laws and the Strata Management Act 2013 ^[2]. Selangor has also finalised its state STRA guidelines, including requirements for a Bomba fire safety certificate and occupancy limits ^[3].

What are the licensing requirements in Penang?

The Undang-Undang Kecil Tempat Inap Persendirian (Pihak Berkuasa Tempatan Negeri Pulau Pinang) 2026 (Penang private accommodation by-laws) came into force on 1 August 2026, and operators were given a grace period until 1 November 2026 to apply for a licence ^[4].

No type of strata residence is allowed to operate as private accommodation in the Penang Island City Council (MBPP) area, and landed houses on the island need an application for planning permission for change of building use ^[4]. It is also prohibited in low-cost, low-medium-cost and affordable housing and in Projek Perumahan Rakyat (People's Housing Project) homes ^[4].

Buletin Mutiara, the Penang State Government's news outlet, reported an administration fee of RM50 per application and a licence fee of RM1,000 a year for up to three rooms ^[4]. Check the full fees with your council before applying.

What about Petaling Jaya and other councils?

The Petaling Jaya City Council (MBPJ) guidelines license short-term rentals as lodging houses (Rumah Penginapan) under the MBPJ Hotel By-laws 2007 ^[5]. Applications must be made by a company registered with SSM, and strata units need the consent of the JMB or MC ^[5].

MBPJ allows two adults per bedroom ^[5].

Requirements differ between councils, and we did not find official written rules for every city. Ask your local authority's licensing department before accepting guests.

Can a condominium JMB or MC ban Airbnb?

The Strata Management Act 2013 allows a management corporation to make additional by-laws by special resolution, and a joint management body has the same power ^[6].

On 5 October 2020, the Federal Court upheld a condominium's house rules banning short-term rentals, according to a law firm's summary ^[7]. Check your building's by-laws before listing a unit.

Do I need to collect tourism tax?

Tourism tax is RM10 per room per night, and Malaysian citizens and permanent residents are exempt ^[8].

Registered online booking platforms charge this tax on accommodation including houses and apartments ^[8]. If the guest has already paid it to the platform and shows proof, the operator does not need to collect it again ^[8].

Since 1 December 2025, Customs Public Ruling 01/2025 places the responsibility for making sure the tax is paid on the operator, whether the booking comes through a platform or direct ^[10].

The 2018 Customs guide states that an operator must register if they have five or more rooms, and that an owner who only lets premises without other services is not counted as an operator ^[9]. That guide was issued in 2018, so confirm with Customs whether this requirement still applies.

Frequently asked questions

Do I need to register with SSM to run an Airbnb?

There is no national requirement, but some councils require it: MBPJ guidelines only accept applications from SSM-registered companies ^[5].

Can I register a MOTAC homestay if my house is in a housing estate?

No. MOTAC guidelines state that premises in housing estates or Airbnb premises are not eligible to apply ^[1].

My condominium is in Penang. Can I run an Airbnb?

In the MBPP area, no type of strata residence is allowed to operate as private accommodation under the 2026 by-laws ^[4].

What is the deadline to apply for a licence in Penang?

Operators were given a grace period until 1 November 2026 to submit a licence application ^[4].

Do local guests have to pay tourism tax?

No. Malaysian citizens and permanent residents are exempt from the RM10 a night tourism tax ^[8].

When will the national STRA guidelines take effect?

There is no date yet. The Selangor State Assembly was told in 2026 that they are still being finalised ^[2].