What are the rules for short-term rentals (Airbnb) in New York City?

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New York City has the strictest short-term rental rules of any major US city. Since Local Law 18 came into full effect in September 2023, the short-term rental landscape in NYC has been dramatically reshaped.

The core rule under Local Law 18: Short-term rentals (stays of fewer than 30 consecutive days) are only legal in NYC if:

The host is present during the guest's entire stay
No more than 2 guests are accommodated at a time
The host has a registered short-term rental permit from the NYC Mayor's Office of Special Enforcement (OSE)

What is NOT allowed:

Renting out an entire apartment for fewer than 30 days when you are not present
Hosting more than 2 guests at a time in a short-term rental
Operating without an OSE permit
Short-term rental of a rent-stabilized apartment (this was already prohibited under housing law)

Penalties for violations:

Fines of $1,000 to $5,000 per violation
Platforms like Airbnb are required to verify host registration and can be fined for facilitating illegal listings

Stays of 30 days or more: Rentals of 30 consecutive days or more are not subject to Local Law 18 and do not require a short-term rental permit. Many NYC landlords have shifted to minimum 30-day furnished rentals as a legal alternative.

For landlords with investment properties: If you own a rental property in NYC primarily for investment income via short-term rentals, the post-2023 regulatory environment makes this model illegal in most cases. Long-term rentals remain the legally compliant path.