Short-term rental rules · New York City, New York
Short-term rentals in New York City, explained properly.
New York City effectively bans traditional short-term rentals. Under Local Law 18 (adopted January 9, 2022; enforced since September 5, 2023), anyone renting for less than 30 days must register with the Mayor's Office of Special Enforcement, and booking platforms may not process transactions for unregistered rentals. Registration is limited to a host's primary residence, the host must be present during the stay, and no more than two paying guests are allowed. Units in NYCHA and rent-regulated buildings, and buildings whose leases forbid short-term rentals, are on a prohibited list. Violations can bring fines of up to $5,000. Stays also carry state sales tax and the city hotel room occupancy tax. Rentals of 30 days or more, and Class B buildings like hotels, are outside the registration law.
At a glance
What you need to know before you buy or list
| Question | Answer |
|---|---|
| Registration with the Office of Special Enforcement | Hosts renting for less than 30 days must register with the Mayor's Office of Special Enforcement. Local Law 18 was adopted January 9, 2022, with enforcement beginning September 5, 2023 [1] |
| Platforms can't book unregistered rentals | Booking platforms such as Airbnb, Vrbo and Booking.com may not process transactions for unregistered short-term rentals [1] |
| Host present, two guests max, primary residence only | The host must live in and stay in the same unit as the guests, must be a natural person who is the unit's permanent occupant, and may host no more than two paying guests at a time (children under 4 not counted). Guests must have access to the whole unit, though privacy locks on bedroom and bathroom doors are generally allowed. Renting an entire apartment or home for fewer than 30 days is not allowed [2] [3] |
| Class B buildings and 30+ day rentals exempt | Listings in Class B multiple dwellings (such as hotels) and rentals of 30 consecutive days or more are exempt from registration [1] |
| $145 registration; fines up to $5,000 | Registration costs $145 plus a small payment processing fee. Civil penalties are up to $5,000 per violation for registered hosts, up to the lesser of $5,000 or three times the revenue for unregistered short-term rentals, and up to $1,000 per false statement. OSE denies registration for units on its Prohibited Buildings List, which covers NYCHA and entire rent-regulated buildings and buildings whose leases prohibit short-term rentals [3] [4] [1] |
| State Multiple Dwelling Law: 30-day rule in Class A buildings | In Class A multiple dwellings (three or more units), state law requires occupancy by the same person or family for 30 consecutive days or more; stays under 30 days are allowed only for house guests or lawful boarders, roomers or lodgers living within the permanent occupant's household [5] |
| Sales tax, hotel occupancy tax and unit fees | Since March 1, 2025, state and local sales tax applies to short-term rental stays (8.875% combined in NYC), plus a $1.50 per unit per day state unit fee in NYC. The city's Hotel Room Occupancy Tax is 5.875% plus $0.50 to $2.00 per room per night depending on the nightly rent. Booking platforms generally collect the sales tax; operators must collect it themselves for sales not handled by a platform [6] [7] [8] [9] |
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We checked OSE registration, Local Law 18 and host FAQ pages; NYC Admin Code § 26-3104 penalties; City Council Legistar for Int 0948-2024 and Int 0879-2026; state Multiple Dwelling Law § 4; NYS and NYC tax pages; OSE news (FY26 registration data, 3,500+ registered hosts). Int 0948-2024 (one- and two-family homes) got a committee hearing on November 20, 2025 but was filed at the end of session on December 31, 2025. It was reintroduced as Int 0879-2026 on April 30, 2026 and sits in the Committee on Housing and Buildings with no hearing recorded. Watch Legistar for a hearing, and OSE for registration renewal guidance (a secondary source expects renewals to open in October 2026; not confirmed on an official page).
Would let owner-occupants of one- and two-family homes host up to four boarders plus their children, skip the host-presence requirement, and lock bedrooms, bathrooms and storage areas. Introduced April 30, 2026 (prime sponsor Mercedes Narcisse) and referred to the Committee on Housing and Buildings; no hearing or vote recorded as of September 26, 2026. It replaces Int 0948-2024, which had a committee hearing on November 20, 2025 and was filed at the end of session on December 31, 2025 without a vote.
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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.