Airbnb in NYC: Local Law 18 Registration Rules for Hosts

If you list on Airbnb or other platforms in New York City, you need to understand Local Law 18 of 2022. This law tightened the rules on short-term rentals, requiring host registration and strict eligibility requirements. The law took effect on September 5, 2023. This guide walks you through what you need to register and what happens if you don't comply.

What Local Law 18 Requires

Local Law 18 restricts short-term rentals (fewer than 30 consecutive days) in New York City. Here are the core rules:

• You must live in the unit as your primary residence while guests are staying there
• Maximum 2 paying guests are allowed at any one time
• You must register with the NYC Office of Special Enforcement (OSE) and obtain a registration number
• Your listing must include your registration number on all platforms where you advertise
• Platforms enforce the rule: Airbnb, Vrbo, and other sites will remove unregistered listings
• Fines for violations can reach $5,000 per violation

The law applies citywide. Whether you live in Manhattan, Brooklyn, Queens, the Bronx, or Staten Island, the same requirements apply.

What You Need Before Registering

Gather the following information and documents before you start the registration process:

• Your NYC address where you will be renting out the unit (must be your primary residence)
• Proof of residency: a recent lease, mortgage statement, tax bill, or utility bill in your name showing the address
• Platform account information: the name of the platform(s) where you list (Airbnb, Vrbo, etc.)
• Your platform listing number(s): unique ID assigned by the host site
• Contact information: phone number and email address
• Unit details: apartment number or unit identifier if applicable
• Building address confirmation: if you're in a multi-unit building, the full address including building and unit numbers

You do not need to hire a lawyer or pay a third-party service to register. Registration is handled directly by the city and costs $145.

Step-by-Step Registration Process

Step 1: Confirm You Meet Eligibility Requirements

Before spending time on the application, verify you qualify. You must own or legally occupy (via lease or other agreement) the unit where you'll host. You must live there as your primary residence during any rental periods. If you rent an apartment from a landlord, check your lease: many leases prohibit short-term rentals, and registering without permission can breach your lease terms and jeopardize your housing. Confirm your building permits short-term rentals before proceeding.

Step 2: Visit the NYC Office of Special Enforcement Website

Go to the NYC Office of Special Enforcement portal for short-term rental registration. The OSE oversees Local Law 18 enforcement and manages registrations. You can search for the registration portal through the City of New York's official website or contact 311 for the current URL, as the registration system is updated periodically.

Step 3: Complete the Online Application

The registration application is online. You'll enter:

• Your full legal name
• Date of birth
• Address of the short-term rental unit (your primary residence)
• Contact phone number and email
• Proof that you live in the unit (upload a recent utility bill, lease, or tax document)
• The name of the platform(s) where you advertise (Airbnb, Vrbo, etc.)
• Your listing ID number(s) on each platform

The application checks your information against city records. Make sure everything matches: if your address on your lease differs slightly from your platform listing, update one to match the other before applying.

Step 4: Pay the $145 Registration Fee

The application will ask for payment of the registration fee, which is $145 as of 2026. Payment is processed online via credit card. You'll receive a receipt immediately. Keep this for your records.

Step 5: Receive Your Registration Number

Once approved, you'll receive a unique registration number by email. This is your legal authorization to list. Write it down and save the confirmation email. The registration is valid for two years.

Step 6: Update Your Listings with Your Registration Number

Go to your Airbnb account (or other platform) and update your listing description to include your registration number. Most platforms now require this number to remain listed. Copy and paste the number exactly as provided: "NYC STR Registration Number: [your number]." If you have multiple listings at the same address, you typically need one registration per address, not per listing.

Step 7: Confirm Your Listing Remains Active

After you add your registration number, check that your listing appears normally on Airbnb or your other platform. If it was deactivated before registration, it should reactivate once the number is added. If it doesn't reappear within a few hours, contact the platform's host support to verify they see your registration number in your profile.

Common Mistakes to Avoid

Mistake 1: Registering without actually living in the unit. The primary residence requirement is strictly enforced. If you list an apartment you own but don't live in, or a second home, you do not qualify. LL18 allows rentals of your primary residence only. Misrepresenting this on the application exposes you to fines and deactivation.

Mistake 2: Forgetting to add your registration number to your listings. After you receive your number, the platform will eventually check for it. If it's missing, your listing will be removed, even if you're registered. This is automatic: platforms are required to cross-check registration numbers.

Mistake 3: Not reading your lease before registering. If your lease prohibits short-term rentals, registering with the city does not override your lease. Your landlord can still evict you for breach of lease. Many landlords take this issue seriously. Confirm lease permission before you register.

Mistake 4: Renting to more than 2 paying guests. Local Law 18 caps occupancy for short-term rentals at 2 paying guests, plus you. If you host a family of 4 where 3 are paying guests, you violate the law. Platforms and OSE can enforce fines per violation, and repeat violations compound penalties.

Mistake 5: Registering a unit you don't have legal authority to list. If you're a subtenant or are subletting without landlord permission, you cannot legally register that unit. Registration requires proof of residency and legal occupancy. Fraudulent registration can result in fines and legal liability.

Mistake 6: Listing a commercial or non-residential space. LL18 applies to residential units only. If you're renting a commercial office or a space that isn't a traditional apartment, the registration system will likely reject it, or you'll face violations after registration.

What Happens After Registration

Once registered, you can legally accept guests for stays shorter than 30 days. Your registration is valid for two years. Approximately two months before expiration, you can renew online for another two-year term. Renewal involves a similar form and another $145 fee.

The city may contact you if complaints arise. If a neighbor reports violations (excessive noise, parking, safety issues), OSE investigates. Violations of occupancy limits (more than 2 guests), or operating without living in the unit, can bring fines of up to $5,000 per violation.

Your registration number is public: it's linked to your address and listing. This transparency is intentional. The city maintains a searchable registry of registered short-term rentals so neighbors and the community can verify compliance.

The 30+ Day Alternative

If you cannot meet LL18 requirements, you have a legal option: rent your space for 30 or more consecutive days. Furnished rentals of 30+ days fall outside LL18. These are traditional rentals or seasonal lets, and they do not require OSE registration. However, you may still need to comply with other city housing rules, and your lease may restrict any rental, short or long term. Review your lease and local zoning before renting a unit for any period.

Important Disclaimers

This article is informational only and does not constitute legal, tax, or professional advice. Local Law 18 is complex, and individual circumstances vary. Before registering or operating a short-term rental, consult a qualified attorney licensed in New York who specializes in housing law. You should also review your lease carefully with a lawyer if you rent from a landlord. Lease violations can result in eviction, which carries far more serious consequences than LL18 fines.

Tax obligations are separate from LL18 registration. Rental income is taxable, and you may owe federal income tax, New York State income tax, and NYC personal income tax. Consult a CPA or tax professional about your reporting obligations. Some hosts are also subject to hotel occupancy taxes and NYC tourism fees. Verify these requirements with a tax professional before you begin hosting.

This article reflects LL18 as of October 2026. City rules and fees may change. For the most current information, contact the NYC Office of Special Enforcement directly or visit the City of New York's official website. You can also call 311 for general information about the law and how it applies to your situation.