Montgomery County imposes a strict 120-day annual night cap on short-term rentals under Chapter 54. This is one of the more restrictive annual caps among DC-area jurisdictions. The cap applies per property per calendar year regardless of the booking platform used.
Montgomery County Code Chapter 54 limits each licensed short-term rental property to a maximum of 120 rental nights per calendar year. This annual cap is a cornerstone of the county STR regulatory framework, designed to distinguish casual home-sharing from full-time commercial hospitality operations. The 120-night limit applies to the property itself, not the operator, so changing hosts mid-year does not reset the count. All rental nights across all platforms (Airbnb, Vrbo, direct bookings) count toward the single cap. Operators must maintain accurate records of all rental nights and make them available for county inspection. The Department of Permitting Services may audit rental records by cross-referencing booking platform calendars and tax remittance records. If a property reaches 120 nights, it must cease STR operations for the remainder of the calendar year. This cap is stricter than some neighboring jurisdictions and has been a point of advocacy by both pro-STR groups seeking increases and neighborhood groups seeking reductions. Properties found exceeding the cap face license revocation and tax liability for excess nights.
Exceeding 120-night cap: license suspension or revocation. Back hotel taxes assessed on any nights over the cap. Fines up to $500 per excess night.
See how Montgomery County's night caps rules stack up against other locations.
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