Short-Term Rental Regulation Lookup
Find the Airbnb and short-term rental rules that apply to your property. Select your state and city below to see whether STRs are allowed, what permits or licenses you need, night caps, host presence requirements, and the overall restriction level in your area.
Look Up STR Regulations
STR Restriction Levels by State
The grid below shows short-term rental restriction levels across all US states and the District of Columbia. Currently, 12 states have minimal restrictions, 15 have light restrictions, 19 have moderate restrictions, 5 have heavy restrictions, and 0 have very heavy restrictions. Click any state for detailed city-level regulation data.
Understanding Short-Term Rental Regulations in the US
Short-term rental (STR) regulations in the United States vary dramatically from state to state and city to city. Since the rise of platforms like Airbnb and Vrbo, hundreds of municipalities have enacted ordinances governing how, when, and where property owners can rent their homes on a short-term basis (typically defined as stays under 30 days). As of 2026, there is no single federal law governing STRs -- regulation happens at the state and local level.
Some states, like Indiana and Alabama, take a very hands-off approach with minimal regulation beyond tax collection. Others, like New York and Hawaii, have enacted strict statewide laws that significantly limit short-term rentals, particularly in major cities. The trend in recent years has been toward more regulation, driven by concerns about housing affordability, neighborhood character, and fair competition with hotels.
Common STR Regulations
The most common types of STR regulations include: Registration or licensing requirements (operators must register with the state or city and obtain a permit); primary residence requirements (only the host's primary home can be rented); night caps (limits on the number of nights per year a property can be rented short-term); host presence requirements (the host must be on-site during guest stays); safety inspections; insurance requirements; and platform accountability laws (requiring Airbnb and similar platforms to collect and remit local taxes).
State Preemption vs. Local Control
One of the biggest debates in STR regulation is between state preemption and local control. States like Arizona, Indiana, and Tennessee have passed preemption laws that prevent cities from banning STRs outright, though they may still allow reasonable regulations around safety and nuisance. On the other hand, states like California and New York leave regulation largely to local governments, resulting in a patchwork of rules that can vary widely even between neighboring cities.
Frequently Asked Questions
Do I need a permit to list my property on Airbnb?
It depends entirely on where your property is located. Many cities and states now require some form of registration, permit, or license before you can legally operate a short-term rental. In some places like New York City and San Francisco, operating without a permit can result in fines of thousands of dollars per day. Use our lookup tool above to check the specific requirements for your area.
Which states are the most STR-friendly?
States with minimal STR regulation include Alabama, Mississippi, South Dakota, North Dakota, Wyoming, Oklahoma, Nebraska, Kansas, Indiana, and West Virginia. These states generally have no statewide STR-specific laws beyond tax collection, and local regulations tend to be minimal as well. However, even in STR-friendly states, individual cities may have their own rules.
Which cities have the strictest Airbnb rules?
New York City is widely considered to have the strictest STR rules in the country, with Local Law 18 requiring host presence, limiting guests to two, and effectively banning most whole-apartment short-term rentals. Other very restrictive cities include San Francisco (90-night cap, primary residence only), Santa Monica (host must be present), Honolulu (most STRs under 90 days banned), Jersey City (60-night cap), and Miami Beach (banned in most residential areas).
Does Airbnb collect taxes for me?
In many jurisdictions, yes. Airbnb and other platforms have agreements with numerous states and cities to collect and remit lodging, occupancy, or sales taxes on behalf of hosts. However, not all taxes are covered in all locations, and hosts remain ultimately responsible for ensuring all applicable taxes are paid. Check your state and city regulations for details on platform tax collection.
What is a primary residence requirement?
A primary residence requirement means you can only rent out the home where you actually live as your primary residence. This is designed to prevent investors from buying up housing stock solely for short-term rentals. Cities like Denver, Seattle, Boston, and San Francisco have primary residence requirements. Some allow un-hosted stays only when you are away, often with a cap on the number of nights per year.
What happens if I operate an Airbnb without a permit?
Penalties vary widely but can be severe. In New York City, fines can reach $5,000 per violation. In San Francisco, fines can be $1,000 per day. In Miami Beach, repeat violations can result in fines up to $20,000. Many cities have increased enforcement using dedicated STR compliance teams and software to identify illegal listings. Beyond fines, operating without a permit may void your homeowner's insurance and violate your lease or HOA agreement.