NYC Local Law 18 in 2026: Registration Rules and Legal Rentals
NYC Local Law 18 requires every short-term rental host in New York City to register with the Mayor's Office of Special Enforcement. The law was adopted on January 9, 2022. Since September 5, 2023, booking platforms may not process a transaction for an unregistered short-term rental. That change took most entire apartments off Airbnb, Vrbo and Booking.com for stays under 30 days.
This guide explains who must register, who cannot and what the registration costs. It covers the two-guest rule, the host presence rule and the penalties in the law. It also shows which New York City rentals remain legal today. Rules change, so confirm the details with the Office of Special Enforcement, known as OSE.
Key Takeaways
New York City hosts must register with the Mayor's Office of Special Enforcement before offering any short-term rental of fewer than 30 days.
A New York City short-term rental is legal only when the host lives in the unit during the stay with no more than two guests.
The OSE registration fee is $145 plus a payment processing fee, and the fee is non-refundable even when an application is denied.
Unregistered hosts face civil penalties of up to $5,000, or three times the rental revenue if lower, for each violation of the registration law.
Registered New York City hosts can use ChargeAutomation for guest count checks, signed house rules and booking records on direct stays.
Who Must Register Under Local Law 18?
Every host who offers a short-term rental in New York City must register with OSE. A short-term rental is any stay of fewer than 30 days, so a 29-night booking still counts. Two cases are exempt: stays of 30 consecutive days or more, and units in Class B buildings approved for legal short-term use. Class B means hotels and boarding houses, not apartments or family homes.
Only a natural person who is the permanent occupant of the unit can apply. Applicants send one proof of identity and two proofs of permanent occupancy. Renters must also send their lease, and the lease must not ban short-term rentals. Each existing listing URL and booking service name must be listed on the application.
Some units can never be registered. OSE must deny rent-regulated units, NYCHA units and units under a regulatory agreement. It must also deny units in buildings on the OSE Prohibited Buildings List. Building owners can ask OSE to add their building to that list.
The application costs $145 plus a small processing fee, paid through the OSE portal. OSE aims to make a first decision within 3 business days. If there are fixable problems, applicants get 90 days to correct them.
To apply for a New York City short-term rental registration, hosts should have the following ready:
One proof of identity, such as a driver's license or US passport
Two proofs of permanent occupancy
A copy of the lease if you rent the unit
A lease that does not ban short-term rentals
The URL of every current listing for the unit
The name of each booking service you use
The $145 non-refundable fee
What Can You Still Rent Legally Under Local Law 18?
You can still rent part of the home you live in, to no more than two guests, while you stay there. OSE says children under 4 do not count toward the two-guest limit. Guests must have access to the whole unit, so the host and guests share one common household. Renting an entire apartment or house for under 30 days is not allowed, even for owners.
One- and two-family homes follow the same logic. Entire-unit stays under 30 days are not allowed there. A registered host who lives in the home may still host up to two paying guests. Guests may never sleep in illegal spaces such as attics, cellars or garages.
Registration also brings ongoing duties. Hosts must show the registration number in every listing or ad. They must keep an exit route diagram and a copy of the registration certificate in the unit. They must keep a record of each short-term rental for at least seven years.
Penalties are steep. A registered host who breaks the rules faces up to $5,000 per violation. A false statement on an application can cost up to $1,000 per violation. Income from short-term rentals is taxable, and OSE tells hosts to check hotel room occupancy tax rules with the NYC Department of Finance.
Under the current New York City short term rental regulations, these setups can still be legal:
A room in the home you live in, with up to two guests
A shared stay where guests can reach every part of the unit
Stays of 30 consecutive days or more
Units in approved Class B buildings such as hotels
A registered host in a one- or two-family home who stays during the visit
Monthly furnished rentals that follow your lease and building rules
How ChargeAutomation Supports Registered NYC Hosts
Getting a New York City short-term rental registration is handled directly through OSE, and ChargeAutomation is not part of that process. Once a host is registered and taking bookings, other risks remain. These include guest count, guest identity, payment fraud and chargebacks. ChargeAutomation helps with those daily tasks.
ChargeAutomation online check-in can ask custom pre-arrival questions, such as how many guests will stay. Guests can sign a digital rental agreement that states the two-guest limit and your house rules. On direct bookings, ChargeAutomation can verify each guest with a government ID and a live selfie through Stripe Identity.
For Airbnb guests, Airbnb's own rules apply. Airbnb verifies booking guests, and hosts may require extra ID only for legal reasons disclosed in the listing before booking. Payments for Airbnb stays also stay on Airbnb. ChargeAutomation payment tools are aimed at direct bookings and channels that allow them.
The law asks hosts to keep a record of each stay for seven years. ChargeAutomation reporting with XLSX or CSV exports of bookings and transactions can help hosts keep their own records. Automatic receipts with custom line items and chargeback protection with a zero-chargeback guarantee round out the setup. Start for free at chargeautomation.com.
ChargeAutomation features that registered New York City hosts can use include:
Custom pre-arrival questions for guest count
Digital rental agreements with e-signatures
Biometric guest ID checks with Stripe Identity on direct bookings
Reporting with XLSX or CSV exports
Automatic invoices and receipts with custom line items
Chargeback protection with 3D Secure and a zero-chargeback guarantee
Digital guidebook with house rules and emergency contacts
Frequently Asked Questions
Are short term rentals allowed in NYC?
Yes, but only in a narrow form. A registered host must live in the unit during the stay. No more than two guests may stay, and they must be able to reach every part of the home. Entire apartments cannot be rented for fewer than 30 days unless the building is an approved Class B dwelling.
What is the NYC OSE Prohibited Buildings List for short-term rental?
It is a list of buildings where OSE must deny short-term rental registration. It includes buildings where rentals are barred by law, such as NYCHA and fully rent-regulated buildings. Owners can also add buildings whose leases ban short-term rentals.
How much does it cost to register a short-term rental in New York City?
The OSE application fee is $145, plus a small payment processing fee. The fee is non-refundable, so check your eligibility before you apply. Under the OSE rules, the renewal fee is the same as the application fee.
Can I rent my NYC apartment short term on Airbnb?
Only if you register with OSE and stay in the apartment with no more than two guests. Since September 5, 2023, booking platforms must not process transactions for unregistered short-term rentals. Stays of 30 days or more do not need a registration, but your lease still applies.
What are the penalties for illegal short-term rentals in NYC?
Up to $5,000 per violation, or three times the rental revenue if that is lower, for renting without registration. Registered hosts who break the rules face up to $5,000 per violation. Booking services face up to $1,500 per transaction they process for an unregistered rental.
