New Orleans, LA Short-Term Rentals: Primary-Residence-Only Rule (2026)
Key Facts
- Who must reside on-site
- the designated operator, not the owner
- Ownership restriction
- natural persons only (§ 26-617(a)(1))
- Residency proof
- lease/deed + 2 matching-address documents
- Ongoing duty
- § 26-620(a)(1)e residency requirement
- Penalty for non-residency
- permit revocation + $1,000 fine
Summary
New Orleans doesn't require the owner personally to live in a non-commercial short-term rental, but it does require the designated operator to reside there: City Code § 26-620(a)(1)e makes the operator's on-site residency a legal duty, backed by proof requirements in § 26-619(b)(2), and only a natural person may own the Type N property at all under § 26-617(a)(1).
Sec. 26-617(a)(1): Only natural persons age 18 or over may own a property used as a non-commercial short-term rental. Ownership, in whole or in part, by a business entity, trust, or any other juridical person is prohibited. Sec. 26-619(b)(2): evidence of recorded ownership or a current residential lease, as well as at least two other forms of documentation with a matching address, including without limitation a utility bill, driver's license or state ID, or bank or credit card statement, establishing that the operator resides on the premises being operated as a short-term rental. Sec. 26-620(a)(1)e: Reside on the property being used for a non-commercial short-term rental.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 116 Update 1).
Full Breakdown
§ 26-617(a)(1) restricts Type N ownership to natural persons age 18 or over, a business entity, trust or other juridical person may not own any share of a non-commercial short-term rental property. That owner must then designate an operator who holds a separate operator permit, and § 26-619(b)(2) requires the operator's application to include 'evidence of recorded ownership or a current residential lease,' plus at least two other documents with a matching address, a utility bill, driver's license or state ID, or bank or credit card statement, establishing that the operator actually resides on the premises being operated as a short-term rental.
§ 26-620(b)(15) separately lists 'failure to reside on the premises as required by law' among the prohibited acts that can trigger suspension or revocation of the operator permit. An owner can serve as their own operator, but must still separately hold and satisfy the operator permit's residency proof.
Violations & Fines
An operator who stops living at the non-commercial short-term rental, or who never actually moved in despite the paperwork, violates § 26-620(a)(1)e and § 26-620(b)(15), grounds for suspension or revocation of the operator permit. Violations of Article XI carry a minimum $1,000 fine per offense under § 26-629, and a revoked permit is barred from reissuance for five years.
Frequently Asked Questions
Do I have to live in my New Orleans short-term rental to get a permit?
Can an LLC own a non-commercial short-term rental in New Orleans?
What proof does the operator need to show they live at the rental?
Sources & Official References
Other rules in New Orleans
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