New York County Permit Requirements Rules (2026) — What You Need to Know
Heavy RestrictionsKey Facts
- Effective Date
- September 5, 2023
- Registration Agency
- Mayor's Office of Special Enforcement (OSE)
- Max Guests
- 2 guests (host must be present)
- Host Fine
- Up to $5,000 per violation
- Platform Fine
- $1,500 per unverified transaction
- Code Reference
- Local Law 18 of 2022
The Short Version
Local Law 18 of 2022, enforced since September 5, 2023, requires all short-term rental hosts in New York City to register with the Mayor's Office of Special Enforcement (OSE). Hosts must be permanent residents renting their primary residence for fewer than 30 days, must be present during the stay, and may host no more than two guests. Booking platforms must verify registration numbers before processing transactions. Fines for unregistered hosting reach up to $5,000 per violation.
Full Breakdown
Local Law 18 of 2022 is the most restrictive short-term rental law of any major American city. Signed on January 9, 2022, and enforced beginning September 5, 2023, it requires every person offering a rental of fewer than 30 consecutive days in New York City to register with the Mayor's Office of Special Enforcement (OSE) and obtain a registration number that must appear on all listings.
The registration requirements are stringent. The host must be a permanent resident of the unit being rented and must be physically present during the guest's stay. No more than two paying guests are permitted at a time. The entire unit cannot be rented while the host is away — this effectively bans traditional whole-apartment Airbnb-style rentals. Buildings on the prohibited buildings list (including NYCHA housing, rent-stabilized buildings, and buildings whose owners have opted out) are ineligible for registration entirely.
The law's enforcement mechanism is uniquely powerful because it deputizes booking platforms. Airbnb, VRBO, Booking.com, and other services must use OSE's electronic verification system to confirm that a listing has a valid registration number before processing any transaction. Platforms that process unverified bookings face penalties of $1,500 per transaction or three times the revenue earned, whichever is lower.
The impact has been dramatic. Active short-term rental listings in NYC dropped by over 90% after enforcement began. By mid-2025, only approximately 3,000 registrations had been granted, while over 4,300 applications were denied. More than 14,000 property owners placed their buildings on the prohibited list. OSE has begun a pilot revocation program and filed its first lawsuit under the law in May 2025 against operators of 10 apartments in Manhattan's West Village.
What Happens If You Violate This?
Hosts operating without a valid registration face fines of up to $5,000 per violation per day, plus potential treble damages equal to three times the illegal revenue collected. Booking platforms that process unverified transactions face penalties of $1,500 per transaction or three times the revenue, whichever is lower. Marketing a Class A dwelling for illegal short stays can also trigger state civil penalties up to $7,500 per repeat violation under the Multiple Dwelling Law Section 121 advertising ban. OSE can revoke registrations and deny future renewal applications for non-compliant hosts.
Frequently Asked Questions
Can I rent my entire Manhattan apartment on Airbnb while I'm away?
How do I register as a short-term rental host in NYC?
What happens to Airbnb listings without a registration number?
Sources & Official References
Related Ordinances in New York County
How does New York County compare?
See how New York County's permit requirements rules stack up against other locations.