From Keys to First Guest: How to Legally Launch Your Tourist Rental in Croatia – Step by Step
You have the keys. The apartment is furnished, it smells brand new, and the view from the terrace is exactly what we promised in the listing. A natural and exciting thought appears in your mind: “Wonderful. Now it’s time for this investment to start paying for itself.”
But right after the excitement comes a moment of reflection. Bureaucracy.
Foreign-sounding words start echoing in your head: Ured, Dozvola, Rješenje, Kategorizacija. They sound serious. Complicated.
“How do I even begin? Do I need to speak fluent Croatian? What if I forget something and instead of welcoming my first guest, I welcome an inspector handing me a fine?”
Relax. Take a deep breath.
Property categorization in Croatia (in other words, the formal legalization of tourist rental) is not a bureaucratic maze. It’s simply a well-trodden path. A checklist of logical steps to complete.
In this guide, we’ll walk you through it hand in hand. No legal jargon — just clear, practical guidance. We’ll show you how to move smoothly from submitting your first application to the moment you proudly mount the famous blue plaque with your “stars” on the wall.
It’s truly easier than you think. Let’s begin.
Foundations: What the Authorities Require BEFORE You Begin
Before you even think about inviting an official for coffee, your paperwork must be spotless. This is the moment when you truly appreciate buying your property through a professional agency (exactly like ours). Remember our article about a secure purchase? Exactly.
Pillar 1: Proof of Ownership (Vlasnički List)
It may sound obvious, but it’s crucial. The authorities must see that you are the owner. You must be registered in the Land Registry (Gruntovnica) as the sole owner (1/1), without any encumbrances or legal ambiguities.
Pillar 2: The Key Document – Use Permit (Uporabna Dozvola)
This is the centerpiece — and the most common reason applications get rejected. It’s also why we emphasized this document so strongly in our purchase guide. You cannot legally rent something that is not legally approved for use (i.e., without a final technical inspection and use permit).
If your building is very old (typically built before 1968), different rules apply (a certificate confirming the building’s age is sufficient). However, 99% of newer or renovated properties must have a valid Use Permit. Without the Uporabna Dozvola, the conversation ends here.
Pillar 3: OIB Number and Bank Account
An absolute basic requirement. Your Croatian OIB number will accompany you at every stage of the process.
Pillar 4: Owners’ Resolution (Consent of Neighbors)
Here comes the element that surprises — and often blocks — many non-residents.
If your property is:
An apartment in a multi-unit building (where you share a staircase),
A semi-detached house (where you share a wall),
… then to legally obtain categorization, you must attach formal consent from neighbors representing a majority (over 66.6%) of ownership shares in your building.
The key neighbors are those with whom you share walls — above, below, left, and right. This means that even if all other apartment owners agree, but one crucial adjacent neighbor refuses, you will not obtain categorization.
Why is this so important? Croatian law protects the peace and quiet of permanent residents. Neighbor consent serves as proof that their comfort will not be disturbed by the rotation of tourists — and that your investment is not a problem, but a legal, well-managed business.
Without this consent, your application will be rejected.
The Role of KokoStay: Our team supports you in this delicate and often challenging process. We advise you on how to formally collect the necessary consents to ensure your application is complete. We handle communication with the building manager and property owners, making the process smooth and stress-free for you.
The Heart of the Process: “Rješenje o Kategorizaciji” (Categorization Decision)
Your goal is to obtain one key document: the Rješenje o Kategorizaciji. This is the official decision that grants your property its “stars” (zvjezdice). It is the document that says:
“Yes, this apartment is approved, it has 4 stars, and it may host guests.”
Step 1: The Application (Zahtjev) – Where and How?
With your complete set of documents (proof of ownership, proof of legality, OIB number, architectural floor plans, neighbor consent), you go to the local Ured državne uprave (State Administration Office) or Ured za turizam (Tourism Office) in your city or municipality.
There, you submit a simple application (zahtjev) to initiate the process.
Step 2: The Inspection Visit (Očevid) – What Do They Expect?
This is not a scary tax audit. It’s a visit from one or two officials who arrive with a checklist and verify whether you meet the minimum technical requirements for the desired star rating.
What are they looking for?
Safety: Do you have a fire extinguisher, a first aid kit, and an evacuation plan posted on the door?
Comfort and Equipment: Bed quality (minimum dimensions), number of towels per person, kitchen equipment (pots, cutlery, etc.).
Information: Is there a visible price list (cjenik), house rules (kućni red), and a list of important phone numbers (emergency services, taxi, etc.) displayed in the apartment?
Pro Tip: The more amenities you offer (air conditioning in every room, Wi-Fi, dishwasher, coffee machine, safe), the easier it is to obtain a higher category (for example, 4 stars). If something is missing, the commission usually gives you time to correct it.
Step 3: Receiving the Decision (Rješenje) and the Famous Blue Plaque
Once everything is in order, you receive the long-awaited Rješenje (decision). With this document, you go to an authorized workshop and order the official blue enamel plaque displaying your star rating.
Congratulations. You proudly mount it by the entrance.
It’s your symbol of legality — and your ticket to the market.
You’re Legal! Final Formalities Before Your First Guest
Do you think the plaque is the end? Almost. Two final, crucial administrative steps remain. Without them, you can’t move forward.
Step 4: Registration with the Tax Office (Porezna Uprava)
With your categorization decision in hand, you go straight to the Tax Office (Porezna Uprava). You must officially declare the start of your rental activity.
This is the moment when you formally register for the flat-rate tax (paušal) we described in our tax guide. This is when the systems connect — and you become visible to the tax authorities as a legal rental operator.
Step 5: The eVisitor System – Your Control Center
Final stop: the local Tourist Board (Turistička Zajednica).
After presenting your Rješenje, you will receive your most important working tool: login credentials (username and password) for the eVisitor system.
What is eVisitor? It is the central government’s online platform. You are legally required to register every guest (first name, last name, passport number) within 24 hours of their arrival.
This is the system through which you report guests and account for the tourist tax (boravišna pristojba). Without it, you cannot legally host a single tourist.
What If I Don’t Want to Do This Myself? The Role of a Property Manager
Reading all of this, you might be thinking: “Great, but I didn’t come here to run around government offices.”
We completely understand. It’s a bit of “paperwork,” requiring time, patience, and at least a basic knowledge of the language.
That’s why there’s the “Zero Stress” option.
KokoStay – a licensed agency for managing tourist properties. As your Property Manager, we handle the entire process for you. We submit the applications, we are present during the inspection visit. We make sure the first-aid kit is in place, and the evacuation plan hangs on the door. We collect the documents, register you in eVisitor, and with the tax office.
Meanwhile, you can enjoy a coffee on the Riva, and in the end, you receive a ready-to-go, fully legal business, prepared to welcome your first guests.
Summary
As you can see, the categorization process in Croatia isn’t complicated. It’s simply… a process. A logical list of steps that must be followed patiently. The reward is that small, blue plaque, which opens the door to legally earning on platforms like Booking.com or Airbnb and guarantees peace of mind.
A legal rental means security, higher guest trust, and a solid foundation for your investment.
Does this process seem tedious? For us, it’s daily business. Instead of spending your first season in Croatia navigating office corridors, let us handle the formalities.
Contact us! We’ll guide you from an empty apartment to “Fully Booked” status – legally, efficiently, and stress-free.
