Newport Beach, CA short-term rental limits

What Newport Beach asks of you

• Short term lodging is allowed in Newport Beach, limited to certain residential districts.^[4]

• The city defines short-term lodging as renting a residential unit for thirty consecutive days at most, home sharing included.^[5]

• Renting in an R-1.5, R-2 or RM zone takes a Short Term Lodging Permit plus a business license.^[5]

• The city's FAQ puts the maximum number of active permits at 1,550 at any time.^[5]

• The waitlist page says the number of active permits is limited to 1,475.^[7]

• A staff report dated August 26, 2025 describes a change from 1,550 permits citywide to 1,475 in residential districts. It adds 75 permits in the MU-W2 and MU-CV/15th Street districts.^[10]

• The waitlist is open to the current legal owner of a property zoned for short term lodging. A property whose permit was revoked cannot join.^[7]

• Under the fee table effective July 1, 2026, the initial permit costs $649 and a renewal $607.^[6]

• The renewal packet due each October 31 holds the renewal form, the permit fee and the occupancy tax form with its payment.^[6]

• A purchaser has 60 days from the title transfer to move the permit. An heir has 90 days.^[8]

• The permit conditions sheet, dated 2021, bars renting for less than two consecutive nights.^[9]

• That sheet sets the minimum age of the renter at twenty-five.^[9]

• The city-issued permit number goes on all advertisements for the unit, per the conditions sheet.^[9]

• The local contact must be located within twenty-five miles of the unit and answer any call within thirty minutes.^[9]

• The sheet bans amplified sound outside once 10:00 p.m. passes. The ban ends at 10:00 a.m. the following morning.^[9]

• Overnight occupancy is held to the maximum permitted by the building code and the fire code.^[9]

• The city may inspect the unit seven calendar days after serving a request, to confirm bedrooms, floor area and parking.^[9]

• The sheet lets the Finance Director direct a hosting platform, in writing, to collect the tax. The owner stays responsible for the remittance.^[9]

• Guests who fail to separate their waste can earn the owner a citation, with fines starting at $1,000 per violation.^[6]

• In Safety Enhancement Zones, fines for infractions and civil fines are tripled during three holiday weekends.^[6]

What California asks wherever you host

These rules apply at this address whatever the city decides.

• No state license exists for short-term rentals in California. The state's 2025 act on booking platforms says it does not preempt a local short-term rental ordinance.^[1]

• Since July 1, 2024, every mandatory fee has to sit inside the rate you advertise. Only government taxes and fees may be added later.^[2]

• State law caps city fines when a short-term rental violation threatens health or safety. The first ceiling is $1,500. A second violation within the year reaches $3,000, each later one $5,000.^[3]