NYC short term rental registration: what hosts must file

Last updated 2026-07-26

What is NYC's short term rental registration law?

NYC's short term rental law is Local Law 18 of 2022, which took effect for enforcement purposes on September 5, 2023. It requires anyone hosting a short term rental (a stay of less than 30 consecutive days where the host isn't present for the entire stay) to register with the Mayor's Office of Special Enforcement (OSE) before listing or booking. ^[1] The law didn't invent short term rental restrictions from scratch. New York's Multiple Dwelling Law already barred renting out class A apartments (most standard NYC apartment buildings) for under 30 days unless the permanent occupant is present the whole time and no more than two paying guests are hosted. ^[2] Local Law 18 layered a registration and enforcement system on top of that existing restriction, and gave OSE real teeth: booking platforms can be fined for processing transactions tied to unregistered units. This is why the popular narrative that "NYC banned Airbnb" is half right and half wrong. Whole-unit rentals under 30 days were mostly illegal before 2023 too, under the Multiple Dwelling Law's longstanding host-presence rule. What changed is enforcement. Registration made the rule enforceable at scale because platforms now have to check a registration number before listing a stay under 30 days. If you're a landlord (not an owner-occupant host) thinking you can rent out a vacant unit on Airbnb for a few nights at a time, that's not what this registration process is for. It's built around the owner or tenant living in the unit and hosting short stays occasionally, not running a rental business out of an empty apartment. If your unit is in a mandatory rental registration city outside New York and you're trying to figure out general landlord registration duties rather than short term hosting specifically, see our broader landlord overview.

Who has to register for short term rentals in NYC?

Anyone who wants to host a paid stay of fewer than 30 consecutive days in a New York City dwelling unit, where the host is not present for the full stay, generally must register with OSE first. This covers most Airbnb-style listings, whether the host is the owner or a tenant with permission to sublet. OSE's own guidance is direct about who this applies to: "If you want to offer your home for short-term rental, you must register with OSE." ^[1] The registration ties to the specific dwelling unit and to the person applying, and OSE reviews whether the unit is eligible before granting a registration number. A few groups fall outside the mandatory registration scheme. Class B buildings like traditional hotels, and certain licensed bed and breakfasts, operate under different frameworks and aren't the target of Local Law 18's short term rental registration. If you're unsure whether your building type counts, OSE's Short-Term Rental Registration Law page is the place to check before you assume either way. ^[1] Landlords who own multi-unit buildings and want tenants to be able to short term rent their own apartments need to think about this from two angles: the tenant's registration status, and whether the lease and building rules even allow subletting or short term hosting at all. A landlord can't register on a tenant's behalf, and a tenant renting short term without permission can create real risk for both the tenant and the building's certificate of occupancy status. If you manage multiple units across a portfolio and want to understand broader landlord responsibilities beyond short term hosting, our landlord landlords guide covers the wider registration and inspection landscape city by city.

How do you register a short term rental in NYC?

Registration happens through OSE's online portal, and it's free to apply. The host submits identifying information, proof they live in the unit as their primary residence, and details about the unit itself, then waits for OSE to review and approve or deny the application. A critical eligibility rule: the host generally must be the permanent resident of the unit, meaning they live there for most of the year, and they can only host up to two paying guests at a time under the Multiple Dwelling Law's short term rental carve-out. ^[2] This rules out renting an entire vacant apartment to strangers for a weekend even after registering; the host presence requirement doesn't disappear just because you have a registration number. OSE can take real time to process applications. The office has publicly acknowledged backlogs since the law took effect, and hosts should not assume same-day or same-week approval. Applying well before you intend to list is the only reasonable way to plan around this. Once approved, the host gets a registration number that must be included in any listing on platforms that operate in NYC. Booking platforms are required under the law to verify registration numbers before processing a short term booking, which is the enforcement mechanism that gives the whole system its bite. ^[1] If your city requires a separate rental license or registration on top of anything short term related, our tenant rights and renters rights pieces cover related tenant-facing obligations landlords should know before advertising any unit, short or long term.

What happens if you don't register a short term rental in NYC?

Hosting an unregistered short term rental in NYC risks fines against the host and against the booking platform, plus the practical problem that major platforms won't let an unregistered listing book stays under 30 days at all. OSE and city agencies can also pursue Multiple Dwelling Law violations separately from any Local Law 18 registration issue. Booking platforms face civil penalties for processing transactions connected to unregistered short term rental units, which is why platforms like Airbnb built compliance checks into their NYC listing flow rather than risk their own liability. ^[1] That's a major reason so many NYC short term listings simply vanished from platforms after the law's effective date; without a registration number, the platform itself won't let the booking go through. Separately, Multiple Dwelling Law violations for illegal short term rentals in class A buildings can carry civil penalties, and repeat violations escalate. New York City's Department of Buildings and other enforcement agencies had already been issuing violations under the existing law before Local Law 18 added the registration layer, and that enforcement path hasn't gone away. ^[2] Landlords should also think about lease and building consequences that have nothing to do with city fines. A tenant who short term rents without the landlord's permission, or without proper registration, may be violating the lease itself, which can be separate grounds for the landlord to act, independent of any city violation. Before assuming a listing is safe just because it's been up for months without a problem, remember that enforcement here has ramped up unevenly. A building's certificate of occupancy and its class (A versus B) matter as much as the registration status does.

What is the difference between short term rental registration and general rental licensing?

Governing law	Local Law 18 of 2022 [1]	NYC Admin. Code and HPD rules
Who registers	Individual host, unit by unit	Building owner
Fee	Free to register with OSE [1]	Confirm with your city rental licensing office
Host presence required	Yes, host must live there	Not applicable
Renewal	Confirm current OSE renewal cycle	Periodic, confirm with HPD	If you're comparing how different cities structure rental licensing generally, rather than the short term specific rules, that's a good use case for a broader city-by-city comparison resource before you assume NYC's approach is typical.

Short term rental registration under Local Law 18 is specific to stays under 30 days where the host isn't present the whole time. It is not the same thing as a general rental license, business license, or multi-family registration that many other cities require of landlords renting apartments long term. New York City does not have a single, city-wide mandatory long term rental licensing program the way some smaller cities do (a flat annual per-unit rental license fee, for instance). Instead, NYC relies on a mix of overlapping systems: the Department of Housing Preservation and Development's registration requirements for certain multiple dwellings, building code compliance, and separate short term rental registration for stays under 30 days. This matters because a landlord can be fully compliant on the long term rental side (properly registered multiple dwelling, current certificate of occupancy, no open HPD violations) and still be completely non-compliant if a tenant or the landlord is running short stays without OSE registration. The two systems don't check each other automatically in every case, which is exactly the gap Local Law 18 was built to close on the short term side. Here's a rough comparison of what each track actually requires: | Requirement | Short term rental (Local Law 18) | Long term multiple dwelling registration |

How to become a landlord in NYC (and elsewhere)

Becoming a landlord starts with owning or controlling a rental property, then meeting whatever registration, licensing, and inspection rules your specific city and state impose before you can legally rent it out. There is no single national license; requirements are set city by city and state by state, and NYC's short term rental rules are just one layer among several a new landlord in the city needs to track. In practical terms, a new landlord typically needs to: confirm the property's certificate of occupancy matches the intended use, register the building with the local housing agency if required (in NYC, that's often HPD for certain multiple dwellings), get familiar with habitability and lead paint disclosure rules, and decide whether the unit will be a long term rental, a short term rental requiring OSE registration, or both at different points. Landlords new to the business often underestimate how much of this is jurisdiction-specific. A rule that applies in one city (say, a mandatory annual inspection) may not exist at all thirty miles away. That's exactly why generic "how to be a landlord" advice online is often wrong for a specific address; always confirm requirements with your specific city's rental licensing or buildings office rather than assuming a national standard exists. For landlords getting oriented on registration and compliance broadly, more than short term rental rules, our tenant and tenant resource and the wider city-guides hub cover how these obligations differ from city to city.

What is landlording and what is a landlord, exactly?

A landlord is the owner (or an entity/person with legal control) of a residential or commercial property who rents that property to someone else, called a tenant, in exchange for rent. Landlording is the ongoing work of managing that relationship and the property: collecting rent, handling repairs, meeting legal habitability standards, and following local licensing and inspection rules. In NYC specifically, a landlord's obligations include keeping the unit habitable under the state's warranty of habitability, following NYC Housing Maintenance Code requirements enforced by HPD, and, if the unit is ever short term rented, making sure that side of the business follows Local Law 18's registration rules even if the landlord isn't the one hosting. The word "landlording" gets used loosely to describe the full skill set: understanding lease law, budgeting for repairs and vacancy, screening tenants lawfully under fair housing rules, and staying current on local ordinance changes. None of that is optional busywork; failing at any piece of it is how landlords end up with fines, lawsuits, or both. Small landlords with one to ten units, which is a huge share of the rental market, often try to do all of this without property management help. That's workable, but it means the landlord personally has to track registration deadlines, inspection windows, and ordinance changes that a management company would otherwise monitor.

What rights do tenants have without a lease?

Tenants without a written lease are usually still legal tenants under a month-to-month tenancy, and they keep most of the same core rights as tenants with a lease: the right to habitable housing, protection from illegal lockouts, and required notice before the landlord can end the tenancy. The absence of a signed lease does not mean the tenant has no rights or that the landlord can remove them without process. In New York specifically, a tenant paying rent and occupying a unit, even without a written lease, generally has a month-to-month tenancy under state law, and the landlord must go through proper legal process, including required notice, to end it. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal regardless of whether a lease exists. ^[3] Without a lease, the specific terms (rent amount, who pays for what, renewal terms) default to whatever was verbally agreed or established by the parties' conduct, which is exactly why disputes over no-lease tenancies get messy. A landlord who wants clear, enforceable terms should have a written lease in place; a landlord operating without one isn't shielded from tenant rights, they're just operating with weaker paperwork on their own side. This matters for short term rental hosts too. A host who rents to the same guest repeatedly, or for a stay that stretches close to 30 days, can end up with something closer to a tenancy than a short stay, which changes the legal picture on notice and removal considerably.

How much notice does a landlord have to give tenants?

Notice requirements depend entirely on the state and the reason for the notice (rent increase, lease termination, entry for repairs), so there's no single national number. In New York, for example, tenants who have lived in a unit for more than one year but less than two years are generally entitled to 60 days' written notice before a landlord can terminate a month-to-month tenancy or decline to renew a lease, and tenants there two years or more are entitled to 90 days. ^[4] For entry into a unit for inspections or repairs, many states require reasonable advance notice, commonly 24 to 48 hours, though the exact figure and what counts as an emergency exception varies by jurisdiction. Landlords should check their specific state's landlord-tenant statute rather than assume a number that applies elsewhere, since notice periods are one of the most frequently varied rules state to state. Short term rental hosts operating under NYC's Local Law 18 framework aren't typically dealing with these longer-term notice rules day to day, since guests are transient, but any host who starts treating a repeat guest more like a long term occupant should assume tenant protections, including notice requirements, may start to apply.

What can a landlord look at during an inspection, and who's responsible for walkthroughs?

A landlord conducting a routine or move-in/move-out inspection can generally look at the condition of the unit itself: walls, floors, fixtures, appliances, plumbing, and evidence of damage or needed repairs, but not personal belongings beyond what's necessary to assess the space. Inspections tied to city rental licensing programs (common in mandatory-inspection cities) are usually narrower still, focused on code compliance items like smoke detectors, egress windows, electrical panels, and pest evidence. On responsibility for walkthroughs: in California, move-in and move-out inspections are governed by state law, and the landlord is responsible for offering the tenant the opportunity to be present at the move-out inspection if the tenant requests it. California Civil Code section 1950.5 requires landlords to notify tenants of their right to an initial move-out inspection and to give the tenant a reasonable opportunity to remedy identified issues before the final assessment against the security deposit. ^[5] That inspection right in California is specifically tied to security deposit deductions, not a general city-mandated code inspection. City-mandated rental inspections (checking smoke detectors, egress, structural issues) are usually conducted by a city building or code inspector, not the landlord personally, in cities that require licensing before occupancy. Landlords in any city with a mandatory rental inspection program should confirm exactly what the inspector will check before the visit; requirements vary widely by city and are usually published on the local building or housing department's rental licensing page.

Why do landlords require renters insurance, and what can't a landlord do (Ohio and elsewhere)?

Landlords require renters insurance mainly to shift liability for the tenant's personal belongings and for tenant-caused incidents (like a kitchen fire or a bathtub overflow that damages a neighbor's unit) away from the landlord's own policy. A landlord's property insurance typically covers the building itself, not the tenant's possessions or liability the tenant creates, so requiring renters insurance closes that gap and can reduce disputes over who pays for what after an incident. On what a landlord cannot do: Ohio's landlord-tenant law (Ohio Revised Code Chapter 5321) prohibits self-help evictions, meaning a landlord cannot lock a tenant out, shut off utilities, or remove the tenant's belongings without going through the court eviction process. ^[6] Ohio law also requires landlords to maintain the premises in a fit and habitable condition and to make repairs, and it prohibits retaliatory conduct against tenants who exercise legal rights, such as reporting code violations. ^[6] These rules aren't unique to Ohio; most states have some version of a habitability duty and a ban on self-help evictions, though the specific statute numbers and remedies differ. A landlord anywhere who's frustrated with a tenant should still go through the legal eviction process rather than take matters into their own hands; self-help remedies routinely backfire into liability for the landlord instead.

How does NYC short term rental registration connect to broader rental licensing compliance?

For landlords managing one to ten units, the practical lesson from NYC's Local Law 18 rollout is that registration systems only work if you actually file before you list, not after. Waiting until a platform flags your listing, or until OSE or HPD sends a notice, puts you behind on a process that already has real backlogs. The same logic applies well beyond NYC and well beyond short term rentals. Cities that require rental registration, licensing, or pre-occupancy inspection (and there are hundreds of them across the U.S.) generally expect landlords to register or apply before renting the unit, not as a reaction to a violation letter. Building a simple annual checklist, confirming your specific city's fee and renewal cycle, and keeping registration numbers and inspection certificates in one place saves real money in avoided fines. If you're staring down a specific city's rental license application, inspection checklist, or violation notice and want a structured way to get your paperwork together before you apply, our $79 one-time City Rental License & Inspection Prep Packet is built around exactly that gap between "I got a notice" and "I have everything organized to respond correctly." It's not legal advice and it won't guarantee an outcome with your city, but it's a starting point that's cheaper than a missed deadline. Whatever your city requires, the core discipline is the same: read the actual ordinance or the agency's own guidance page, confirm fees and deadlines directly with that office, and don't rely on general internet advice (including this article) as a substitute for checking your specific city's current rules.

Frequently asked questions

Do I need to register every Airbnb listing separately in NYC?

Yes. NYC's short term rental registration under Local Law 18 is tied to a specific dwelling unit and host, so each unit you want to short term rent needs its own registration with OSE before it can be booked for stays under 30 days. ^[1]

How much does NYC short term rental registration cost?

Registering with the Mayor's Office of Special Enforcement is free. There's no city fee to apply, though the process requires documentation proving you live in the unit as your primary residence. ^[1] Confirm current details on OSE's official Short-Term Rental Registration Law page before applying.

Can a landlord register a unit for short term rental if the tenant lives there?

Generally no. NYC's rules are built around the person who actually lives in the unit registering and hosting, not the building owner registering on a tenant's behalf. A landlord considering allowing tenants to short term rent should address it directly in lease terms and confirm the tenant handles their own OSE registration.

How to become a landlord if I only own one or two units?

Owning one or two rental units still makes you subject to your city and state's landlord rules: registration, habitability standards, and any local inspection or licensing requirements. Small landlords should confirm requirements with their specific city's rental licensing office, since obligations often apply the same way to a one-unit landlord as to a large portfolio owner.

Who is responsible for a rental property walkthrough inspection in California?

California Civil Code section 1950.5 makes the landlord responsible for notifying the tenant of their right to an initial move-out inspection and giving the tenant a chance to fix flagged issues before deposit deductions are finalized. ^[5] The landlord or their agent conducts the walkthrough itself.

What is landlording, in simple terms?

Landlording is the ongoing job of owning and managing rental property: collecting rent, keeping the unit habitable, following local registration and inspection rules, and handling the legal side of the tenant relationship, including notices and, when necessary, eviction through proper court process.

What rights do tenants have without a signed lease?

Tenants without a lease typically still have a month-to-month tenancy with rights to habitable housing and required legal notice before termination. Landlords cannot use self-help measures like lockouts or utility shutoffs regardless of whether a written lease exists.

How much notice does a landlord have to give before ending a tenancy in New York?

Under New York law, tenants who've lived in a unit one to two years generally get 60 days' written notice, and tenants there two years or more get 90 days, before a landlord can terminate a month-to-month tenancy or decline renewal. ^[4] Other notice types (entry, rent increase) have separate rules.

What can a landlord look at during a routine inspection?

A landlord can generally assess the physical condition of the unit itself, such as walls, appliances, plumbing, and safety features like smoke detectors, but should avoid searching personal belongings beyond what's needed to check the space. City-mandated rental inspections are usually narrower, focused on code items.

Why do landlords require renters insurance?

Renters insurance shifts liability for a tenant's belongings and tenant-caused incidents away from the landlord's own property policy, which typically only covers the building structure. It reduces disputes over who pays after fires, water damage, or theft affecting the tenant's possessions.

What can't a landlord do under Ohio law?

Ohio Revised Code Chapter 5321 bars landlords from self-help evictions like lockouts or utility shutoffs, requires landlords to keep the property in a fit and habitable condition, and prohibits retaliating against tenants who report code violations or exercise other legal rights. ^[6]

Does NYC's short term rental law apply to renting out just one room in your own apartment?

The core rule under Multiple Dwelling Law and Local Law 18 focuses on the host being present, hosting up to two paying guests, in their primary residence. Renting a spare room while you live there fits the model the law was built around, but registration is still required before listing it for stays under 30 days. ^{[1] [2]}

What happens to existing Airbnb listings that never registered with OSE?

Booking platforms operating in NYC are required to verify a registration number before processing short term bookings, so unregistered listings generally can't complete bookings under 30 days on major platforms. Hosts also risk separate Multiple Dwelling Law penalties if the unit is used illegally regardless of platform enforcement. ^{[1] [2]}

Sources

1. NYC Mayor's Office of Special Enforcement, Short-Term Rental Registration Law: NYC hosts must register with OSE before listing short term rentals; registration is free; platforms must verify registration numbers.
2. New York Multiple Dwelling Law Section 4(8)(a): Class A multiple dwelling units cannot be rented for under 30 days unless the permanent occupant is present and hosts no more than two paying guests.
3. New York Real Property Actions and Proceedings Law Section 853: Self-help evictions, including lockouts, are illegal in New York and landlords must use legal process to remove a tenant.
4. New York Real Property Law Section 226-c: New York tenants of 1-2 years get 60 days notice and tenants of 2+ years get 90 days notice before termination or non-renewal.
5. California Civil Code Section 1950.5: California landlords must notify tenants of their right to an initial move-out inspection and give them a chance to remedy issues before final deposit deductions.
6. Ohio Revised Code Chapter 5321, Landlords and Tenants: Ohio law bars self-help evictions, requires habitable premises, and prohibits landlord retaliation against tenants exercising legal rights.