Mass Claims Against Booking.com: What STR Hosts and Property Managers Should Know

Booking.com is currently facing two major mass claims. One is led by over 10,000 European hotels seeking compensation for years of restricted pricing freedom. The other comes from hundreds of thousands of consumers who allege they overpaid due to misleading pricing tactics.

In this article, we’ll explain what these claims are about, what they mean for short-term rental (STR) hosts and property managers, and what steps you can take to prepare for potential changes in the OTA landscape.

What’s Happening?

Two separate legal actions are underway against Booking.com:

1. A hotel-led mass claim, organized by industry association HOTREC and law firm Hausfeld.

2. A consumer mass claim, initiated by the Dutch Consumers' Association and the foundation Consumer Competition Claims (CCC).

Both claims center on alleged anti-competitive pricing practices and lack of transparency.

Claim 1: Hotels vs Booking.com

The Rate Parity Clause

For years, hotels listing on Booking.com were prohibited from offering lower prices on their own websites or other booking platforms. This rate parity clause effectively locked hotels into uniform pricing that benefited the OTA.

In 2024, the European Court of Justice ruled that these clauses violated competition laws. The recently introduced Digital Markets Act further prohibits such restrictions across the EU.

The hotel mass claim seeks compensation for lost revenue between 2004 and 2024. Hotels can still join the claim if they acted as accommodation providers on Booking.com during this period.

Deadline to join the claim: August 29, 2025.

Claim 2: Consumers vs Booking.com

Allegations of Misleading Pricing

The consumer lawsuit accuses Booking.com of using dark patterns—such as false scarcity notices (“Only 1 room left!”), fake discounts, and unclear pricing—to manipulate bookings and drive up prices.

This claim, filed in June 2025, is already backed by over 130,000 consumers. The goal is to secure refunds for overpayments made between 2013 and today.

Participation is free and on a no-cure-no-pay basis, with up to 25% of any refund going to claim management costs.

What Does This Mean for STR Hosts and Property Managers?

1. More Pricing Flexibility Ahead?

If rate parity clauses are fully removed from the market, STR operators may have more freedom to offer lower prices on their own websites—potentially increasing direct bookings and reducing OTA reliance.

2. Impact on OTA Commission Models

The outcome of these claims could prompt Booking.com and other OTAs to reevaluate their pricing structures, terms, and transparency policies.

3. Eligibility for Participation

If you manage or represent a hotel or STR property that used Booking.com between 2004–2024, and meet the criteria, it may be worth exploring your eligibility for the hotel claim.

How to Stay Ahead

Regardless of the legal outcome, here are actions you can take now:

• Invest in direct booking infrastructure to regain control over pricing and guest relationships.

• Diversify distribution channels to avoid over-dependence on any single OTA.

• Regularly review OTA terms and commissions.

• Stay informed about legal changes that may impact your pricing strategy.

While Booking.com denies any wrongdoing, the outcome of these legal battles could reshape the rules of engagement between OTAs, hotels, and consumers. Transparency, flexibility, and fairness in pricing are becoming key topics in hospitality.

HolidayHero remains neutral in this matter, but we are committed to keeping hosts and property managers informed and empowered in a changing landscape.