New York City has the strictest short-term rental regulations in the US. Local Law 18 requires hosts to be present during all guest stays and limits bookings to two guests at a time. This 2026 guide explains what’s still legal — and how to stay compliant.
📋 New York City STR Permit — 2026 At a Glance
| Permit Name | OSE Short-Term Rental Registration (Local Law 18) |
| Application Fee | $150 |
| Annual Renewal | $75/year |
| Processing Time | 2–6 weeks (inspection required) |
| Primary Residence Only? | Yes |
| Licensing Difficulty | Very Hard |
Do You Need a License to Short-Term Rent in New York City?
Yes — under Local Law 18, all NYC STR hosts must register with the Mayor’s Office of Special Enforcement (OSE). To qualify, you must be a permanent occupant of the unit, be present during all guest stays, and limit bookings to two guests. Platforms cannot process bookings for unregistered properties. This effectively eliminates whole-home STR listings in NYC residential buildings.
How to Get a New York City Short-Term Rental Permit: Step by Step
- Confirm you are a permanent occupant of the unit — your government ID must match the rental address
- Register online with the NYC Office of Special Enforcement (OSE)
- Schedule and pass an OSE inspection
- Pay the registration fee ($150 new; $75 annual renewal)
- Display your registration number on all listings
- Be physically present during all guest stays — this is a legal requirement
- Comply with the 2-guest maximum at all times
New York City Short-Term Rental Fees (2026)
| Fee | Amount | Notes |
|---|---|---|
| Initial Registration | $150 | Primary residence; permanent occupant only |
| Annual Renewal | $75 | Must renew yearly |
| NYC Per-Unit-Per-Night Fee | $1.50/night | Effective March 2025 |
Registration fees are modest ($150/$75), but the practical constraint is the host-presence requirement. Most investment property owners cannot legally operate an STR in NYC under Local Law 18.
Key Rules & Restrictions for New York City Hosts
- Host must be a permanent occupant — no absentee hosting
- Maximum 2 paying guests at any time
- Host must be physically present during all guest stays
- Interior doors cannot be locked to restrict guest access to common areas
- Platforms prohibited from processing bookings for unregistered properties
- Whole-home rentals with absent hosts are effectively banned
Taxes Short-Term Rental Hosts Owe in New York City
NYC Hotel Room Occupancy Tax (5.875%) + NY State occupancy tax + $1.50/unit/night fee (effective March 2025). Combined burden can reach 15%+.
Penalties for Operating Without a Permit in New York City
Platforms face significant civil penalties for listing unregistered NYC properties. Individual hosts who violate occupancy or presence rules face civil penalties and registration revocation.
How HostStarter Handles New York City STR Compliance
Keeping pace with New York City’s permit requirements — renewals, inspections, tax remittance, and ordinance updates — is a significant ongoing commitment. HostStarter’s full-service property management includes complete compliance handling: we track deadlines, coordinate inspections, ensure your listing always displays a valid permit number, and alert you to regulatory changes before they impact your revenue.
Get a free New York City revenue estimate from HostStarter →
Frequently Asked Questions
Do I need a permit to run an Airbnb in New York City?
Yes, but under Local Law 18 you must be present during all stays and limit to 2 guests. Whole-home rentals where the host is absent are effectively illegal in most NYC residential buildings.
How much does a short-term rental permit cost in New York City?
$150 initial registration + $75 annual renewal. Plus a $1.50/unit/night fee added to guest bills (effective March 2025).
How long does it take to get an STR license in New York City?
2–6 weeks including the required OSE inspection.
What taxes do Airbnb hosts owe in New York City?
NYC Hotel Occupancy Tax (5.875%) + NY State taxes + $1.50/unit/night. Total burden typically 12–15%.
What are the penalties for operating an unlicensed Airbnb in New York City?
Platforms are legally required to remove unregistered NYC listings. Individual hosts face civil penalties and loss of registration for violations.