Short-term rental rules · Washington, District of Columbia
Short-term rentals in Washington, explained properly.
DC allows short-term rentals only in a host's primary residence — a property eligible for the Homestead Tax Deduction — and only individuals, not LLCs or corporations, can be hosts. There are two licenses: a Short-Term Rental license when the host is present, with no annual cap, and a Vacation Rental license when the host is away, capped at 90 nights a year. Stays are limited to 30 consecutive nights, and a two-year license costs $99. A 2026 amendment proposed by the Mayor would let renters host and add a special-event license; it had not become law as of the last report.
At a glance
What you need to know before you buy or list
| Question | Answer |
|---|---|
| Short-Term Rental vs Vacation Rental licenses | A Short-Term Rental license covers renting the host's primary residence while the host is present, with no limit on rental frequency. A Vacation Rental license covers renting it while the host is away, limited to 90 nights per calendar year. Individual stays are limited to 30 consecutive nights under both [1] |
| Primary residence = Homestead-eligible | A primary residence is a property for which the owner is eligible for the Homestead Tax Deduction; English basements and ADUs qualify if the owner meets that test [1] |
| Only individuals can host | Only a natural person can be a host; LLCs and corporations cannot [1] |
| $99 for two years | A Short-Term or Vacation Rental license costs $99 for a two-year period [1] |
| Exemptions from the 90-night cap | Hosts may request an exemption from the 90-night cap if their (or their spouse's or domestic partner's) employer requires them to work outside DC for more than 90 days a year, or for medical reasons [1] |
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Detailed rules
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Changes
Recent and pending changes
Watch DLCP's STR page and the DC Council (B26-0647) for the Short-Term Rental Regulation Amendment Act of 2026. Transient lodging tax rates weren't confirmed in this pass.
Mayor Bowser's bill (B26-0647), introduced by Chairman Mendelson on her behalf, would let renters (outside rent-stabilized units, and where the lease allows) license their primary residence, allow a second STR/Vacation Rental license for an additional property (also capped at 90 unhosted nights/year), keep the 90-night cap for unhosted stays, and add a special-event license for Mayor-designated events. As of September 26, 2026 it has not passed: it was referred to the Committee on Public Works and Operations on March 31, 2026, with a Notice of Intent to Act published April 3, 2026, and no vote, hearing, or enactment has occurred since.
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.