City, New York

New York City short-term rental laws (2026)

Short-term rentals are legal in New York City in one form only: the host registers under Local Law 18 and stays in the unit with the guests. Renting out an entire apartment or house for fewer than 30 nights is not allowed. A registered host can take two guests at a time, not counting children under 4, and there is no yearly night cap. Platforms cannot process a booking without a valid registration number, and hosting without one is fined up to $5,000 per transaction.[2]

Every rule below links to the official source it comes from, verified September 14, 2026.

Lower Manhattan skyline and the Brooklyn Bridge over the East River on a sunny day

Is Airbnb legal in New York City?

Legal, host on site

With a city registration, in your own home while you stay there, two guests at most. Whole-home rentals under 30 days are not allowed.

13 official sources · verified September 14, 2026

Photo: Patrick Tomasso on Unsplash

  • PermitRequired · $145 registration, up to 4 years
  • Primary residenceRequired
  • Number on listingRequired
  • Night capNone published

Every New York City rule, sorted by what it asks

Filter by topic. Each line carries the number of its official source, listed at the bottom of the page.

You must

  • Register with the city before you host[2]
  • Be a natural person and the unit's permanent occupant[3][8]
  • Renters: certify your lease does not prohibit hosting[8]
  • Show your registration number in every ad, matching your application[8]
  • Renew within four years, with all fines paid first[8][6]
  • Stop booking, cancel reservations and end registration if you move out[8]
  • Use a unit whose occupancy classification allows residential use[8]
  • Live in the same unit as your guests[2]
  • Give every guest access to the whole unit and each exit[11][2]
  • Post a diagram of all exit routes inside during each stay[8]
  • Collect NYC hotel tax if you have 3 platform rentals a year or one over 14 days[12]

You must not

  • Rent an entire apartment or home for fewer than 30 days[3]
  • Host more than two guests, not counting children under 4[2]
  • Register more than one dwelling unit[8]
  • Host in a rent-regulated unit, NYCHA apartment or rooming unit[8]
  • Host in a building on the Prohibited Buildings List[8][5]
  • Have an uncorrected fire code or Class C violation, or a vacate order[8]
  • Let guests sleep where it is illegal, such as an attic, cellar or garage[7]

Not required

  • A yearly night cap[8]
  • Registration for stays of 30 days or more[1][7]
  • Registration in Class B multiple dwellings[1]
  • A city insurance minimum[8]
  • Collecting sales tax and the $1.50 Hotel Unit Fee yourself on Airbnb[13]

What a new permit costs

Fee for one registration, valid up to four years

$145first application

  • Application$145
  • Renewal$145

A small payment processing fee is added to the $145.[3]

How to apply in New York City

Official name: Short-Term Rental Registration (Local Law 18)

  1. 1

    Confirm the unit is eligible: not rent-regulated, not in a NYCHA development and not in a building on the Prohibited Buildings List.[8]

  2. 2

    Gather one unexpired ID and documents from two categories proving you live at the address, such as a utility bill dated within 60 days.[8]

  3. 3

    Apply on the Short-Term Rental Registration Portal and list the URL or listing ID of every existing listing for the unit.[8]

  4. 4

    Pay the $145 fee when you submit, and send any document OSE requests within 30 days or the application is rejected.[8]

  5. 5

    Once approved, add the registration number to every listing and post the certificate and an exit-route diagram inside the unit.[8]

Apply on the official site

Four jurisdictions, same questions

The New York City column comes from the official sources on this page. The other columns show the headline rule from each WonderGuest page. Open a page for the full detail.

Short-term rental rules in New York City compared with other jurisdictions
QuestionNew York CityLos AngelesLas VegasDenver
PermitRequired$145 registration, up to 4 yearsRequired$441 base fee, adjusted each yearRequiredCity license, $500 a yearRequired$50 application, $100 license
Primary residenceRequiredRequiredRequiredRequired
Night capNone published120 days a year unless ExtendedNone publishedNone published
Number on listingRequiredRequiredRequiredRequired
Where allowedYour home only, with you presentYour primary residence onlyOwner-occupied, 660 feet apartYour primary residence only
Occupancy tax7 to 8.875% sales tax via Airbnb14% city TOT, Airbnb collects13 to 13.38% TOT, Airbnb collects10.75% lodger's tax, Airbnb collects
Fine without permitUp to $5,000 per transaction$500 a day, or 2x nightly if higher$1,000 to $10,000 per violationUp to $999 per incident
Los Angeles rulesLas Vegas rulesDenver rules

Keep exploring

Coming up

What's changing

No change with an effective date appears in the official sources on this page as of September 14, 2026.

FAQ

New York City short-term rental questions

Is Airbnb banned in New York City?

No. OSE says Local Law 18 is not a ban and only blocks rentals that were already illegal. More than 3,500 hosts held an active registration in its fiscal year 2026 data.[10]

Do I need to register to host on Airbnb in NYC?

Yes. Local Law 18 requires hosts to register with the Office of Special Enforcement, and platforms cannot process bookings for unregistered rentals. Rentals of 30 consecutive days or more are exempt.[1]

Is it legal to stay in an Airbnb in New York City?

A stay under 30 days is legal only when the host lives in the unit and stays there during your visit. The limit is two guests, not counting children under 4.[2]

Can I report an illegal Airbnb next door in NYC?

Yes. Report the address to 311 under Housing Used for Short-Term Rental. Building owners can also ask OSE to add the building to the Prohibited Buildings List.[11]

How long does an NYC short-term rental registration last?

Four years, or less if your right to occupy the unit ends sooner. Renewal opens 180 days before expiration and costs the same as the first application.[8]
Read nextHow to start an AirbnbThe six steps in order, starting with the permit check.Read the guide

Sources

  1. Short-Term Rental Registration Law (Local Law 18), NYC Mayor's Office of Special Enforcement, read on September 14, 2026
  2. What is Local Law 18, NYC Mayor's Office of Special Enforcement, read on September 14, 2026
  3. FAQ for prospective hosts, NYC Mayor's Office of Special Enforcement, read on September 14, 2026
  4. FAQ for registered hosts, NYC Mayor's Office of Special Enforcement, read on September 14, 2026
  5. FAQ for building owners, NYC Mayor's Office of Special Enforcement, read on September 14, 2026
  6. Registration law enforcement, NYC Mayor's Office of Special Enforcement, read on September 14, 2026
  7. Tips for hosting a legal short-term rental, NYC Mayor's Office of Special Enforcement, read on September 14, 2026
  8. Final rules for short-term rental registration (43 RCNY ch. 21 and 22), NYC Mayor's Office of Special Enforcement, read on September 14, 2026
  9. Short-term rental registration dataset (January 7, 2026), NYC Mayor's Office of Special Enforcement, read on September 14, 2026
  10. Registered hosts surpass 3,500 (fiscal year 2026 data), NYC Mayor's Office of Special Enforcement, read on September 14, 2026
  11. Short-term rental registration, NYC311, read on September 14, 2026
  12. Hotel room occupancy tax FAQs, NYC Department of Finance, read on September 14, 2026
  13. Occupancy tax collection and remittance in New York, Airbnb Help Center, read on September 14, 2026

This page is not legal advice. It summarizes the official sources listed on this page as they read on September 14, 2026. Rules can change after that date, so check with the issuing office before you apply or publish a listing.

Before you list

Free tools for new hosts

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The message a guest reads before getting in: access, keys, WiFi, parking, contact. English or bilingual output.

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