Short-term rental rules · Boston, Massachusetts
Short-term rentals in Boston, explained properly.
Boston's 2018 short-term rental ordinance allows only three kinds of rentals, all tied to where the operator or owner lives: a Limited Share Unit (part of the operator's primary residence, with the operator present), a Home Share Unit (the operator's whole primary residence), or an Owner-Adjacent Unit (a separate unit in a building where the owner lives, such as a two- or three-family home). Investor-owned units that aren't the owner's or operator's home are not eligible. Primary residence means living there at least nine months a year. Units must register with the city ($25 or $200). Fines run $100 to $300 per violation per day. Massachusetts also requires state registration, $1 million in liability insurance, and a 5.7% state excise plus Boston's 6.5% local excise.
Draft. These rules were compiled from the sources listed below — official where available, with fields that rely on secondary sources marked for review — and have not yet been checked line by line. Confirm with the city before making decisions.
At a glance
What you need to know before you buy or list
| Question | Answer |
|---|---|
| Three allowed unit types | Limited Share Unit: part of the operator's primary residence, rented while the operator is present. Home Share Unit: the operator's primary residence. Owner-Adjacent Unit: not the owner's primary residence, but in the same dwelling as the owner's primary residence and owned by that owner[1] |
| Primary residence = nine months a year | A primary residence is the unit where the operator lives for at least nine months out of a twelve-month period[1] |
| Occupancy limits | Home Share Units are limited to five bedrooms or ten guests, whichever is less; Limited Share Units to three bedrooms or six guests, with one bedroom reserved for the operator[1] |
| Ineligible units | Income-restricted or affordable units, units barred by other laws or leases, units at Problem or Public Nuisance Properties, and units with three or more violations within six months cannot be short-term rentals[1] |
| Registration: $25 or $200 | Registration costs $25 for a Limited Share Unit and $200 for a Home Share or Owner-Adjacent Unit[1] |
| $100–$300 per violation per day | Offering an ineligible unit is $300 per violation per day; failing to register or to comply with a violation notice is $100 per violation per day[1] |
| State registry, insurance and excise taxes | Massachusetts requires registration with the Department of Revenue, at least $1 million in liability insurance per rental, a 5.7% state room occupancy excise on stays of 31 days or fewer, and a local excise (6.5% in Boston); a community impact fee of up to 3% can apply to professionally managed units[2]Confirming |
| Last researched | September 25, 2026 |
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The ordinance text read here is the 2018 version. Boston.gov pages blocked automated reading in this pass, so check the Inspectional Services STR page for fee changes, the current ineligible-units list and any amendments since 2018.
Sources
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This page is general information compiled from public sources, not legal or tax advice. HOA rules, deed restrictions and zoning for a specific property can be stricter. Confirm with the local permitting office and a qualified professional before buying or listing a property.