Primary-Residence-Only Rule: Manchester vs Nashua
How do primary-residence-only rule rules compare between Manchester, NH and Nashua, NH?
Manchester and Nashua have similar restriction levels.
Manchester, NH
Hillsborough County
Manchester does not impose a citywide primary-residence requirement on short-term rentals; investor-owned and non-owner-occupied STRs may operate provided they meet Chapter 80 business registration and local zoning compliance.
View full Manchester rules →Nashua, NH
Hillsborough County
Nashua does not impose any primary-residence-only requirement on short-term rentals because the city has no STR ordinance. Investor-owned, non-owner-occupied, whole-unit STR operations are not prohibited as a class - they are permitted to the extent the underlying Chapter 190 Land Use Code Use Matrix permits the dwelling unit's use as transient lodging in the applicable zoning district. New Hampshire state law similarly imposes no primary-residence requirement. This contrasts sharply with cities like Bellingham, WA (270 days primary residence required for residential-zone STRs), San Francisco (host must reside 275+ days), and New York City (de facto primary-residence-only since 2023). The Chapter 190 Bed-and-breakfast section does require owner occupancy, but a B&B is a distinct classification.
View full Nashua rules →Key Facts Comparison
| Fact | Manchester | Nashua |
|---|---|---|
| Primary residence rule | None | - |
| Investor STRs allowed | Yes, with registration | - |
| State preemption | None on STRs | - |
| Tax collection | 8.5% Meals & Rentals | - |
| Nashua Primary-Residence Rule | - | NONE - no STR ordinance |
| NH Statewide Primary-Residence Rule | - | NONE |
| Non-Owner-Occupied STRs | - | PERMITTED subject to underlying Chapter 190 zoning |
| LLC / Investor Owned | - | PERMITTED - no Nashua restriction |
| Minimum Owner Occupancy | - | Not required (compare Bellingham: 270 days/year) |
| Bed-and-Breakfast Owner Occupancy | - | Generally required under Chapter 190 B&B section - DISTINCT classification |
| Underlying Constraint | - | Chapter 190 Use Matrix permission in zoning district |
| Pending Recodification | - | Nashua Re-Code 2024-2025 may introduce primary-residence rule |
Highlighted rows indicate differences between cities.
Manchester FAQ
Can I run an STR if I don't live there?
Yes. Manchester does not require hosts to occupy the property as their primary residence, though Chapter 80 registration and zoning compliance still apply.
Does NH state law require primary residence?
No. New Hampshire has no statewide STR preemption or primary-residence mandate, leaving rules to municipalities.
Nashua FAQ
Can I operate an Airbnb in Nashua if I don't live in the property?
Yes, subject to underlying zoning. Nashua does not have a primary-residence-only rule because the city has no STR ordinance. Non-owner-occupied, investor-owned, and LLC-owned whole-unit STRs are not prohibited as a class. The constraint is whether the underlying Chapter 190 Land Use Code Use Matrix permits transient lodging in the dwelling unit's zoning district. This is materially different from cities like Bellingham WA (270-day primary-residence floor) or San Francisco (275-day host residency requirement) or New York City (de facto primary-residence-only since 2023).
Does Nashua treat bed-and-breakfasts differently from Airbnbs?
Yes. The Chapter 190 Land Use Code has a separate Bed-and-breakfast section (per eCode360 index) that typically requires owner occupancy, limits the number of guest rooms, requires breakfast service, and is permitted in specific zoning districts. A whole-unit Airbnb / Vrbo absentee rental does not fit the B&B definition and is regulated only through generic zoning, housing standards, noise, and state M&R tax. If you characterize your operation as a B&B to access B&B-permitted zoning, you must comply with B&B owner-occupancy requirements; otherwise, generic STR rules apply.
Could Nashua adopt a primary-residence requirement in the future?
Yes. The Nashua Re-Code Land Use Code update launched February 2024 (with a target completion in late 2025) is reviewing all land-use regulation including residential rental classifications. The Board of Aldermen has authority under RSA 31:39 to adopt a primary-residence or owner-occupancy requirement for STRs, and New Hampshire has not preempted such regulation. Investors and out-of-town owners should monitor the Re-Code public process and the Online Ordinances page at nashuanh.gov/792/Online-Ordinances for any pending STR ordinance.
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