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Washington, DC Short-Term Rentals: Primary-Residence-Only Rule (2026)

Significant Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

Governing section
D.C. Code § 30-201.02(d)
Eligibility test
Property must qualify for the homestead deduction
Cross-referenced statute
D.C. Code § 47-850 (homestead deduction)
Applies to
Both standard and vacation rental endorsements
Penalty for violation
$500 to $6,000 plus revocation, § 30-201.10(a)

Summary

A DC short-term rental can only operate at the host's primary residence. D.C. Code § 30-201.02(d) ties eligibility to the property that already qualifies for the homestead deduction under § 47-850, closing off the option of licensing an investment property or a second home as a short-term rental.

The property at which the short-term rental is located shall be the host's primary residence.

Source: District of Columbia CodeView official code

Full Breakdown

02(d) states plainly that the property at which the short-term rental is located shall be the host's primary residence. C. Code § 47-850, the same reduced-assessment benefit that DC homeowners claim on their principal home for real property tax purposes. Because the homestead deduction is itself limited to a taxpayer's principal residence and cannot be claimed on rental or investment property, tying the short-term rental license to homestead eligibility is designed to stop hosts from licensing a second home, a vacant investment condo, or a property they do not actually live in.

02 including the primary-residence condition. DLCP can check this condition against the property's homestead deduction filing when reviewing a license application, and a host who later moves out or loses homestead eligibility no longer meets this condition and cannot keep the license current.

Violations & Fines

Operating a short-term rental at a property that is not the host's homestead-eligible primary residence violates § 30-201.02(d) and exposes the host to the civil penalty schedule in § 30-201.10(a): $500 for a first violation, $2,000 for a second, and $6,000 with revocation of the license endorsement for a third.

Frequently Asked Questions

Can I run a short-term rental out of a condo I don't live in?
No. D.C. Code § 30-201.02(d) requires the short-term rental property to be the host's primary residence, defined in § 30-201.01(4) as the property eligible for the homestead deduction under § 47-850. A property you do not live in as your principal home cannot carry a valid short-term rental license.
How does DC verify a property is my primary residence?
The Code ties the primary-residence requirement to homestead deduction eligibility under § 47-850, the same filing DC homeowners use to reduce property taxes on their principal home. Since that deduction is not available on rental or investment property, DLCP can look to the homestead status to confirm a host is licensing their actual home.
What if I move out after getting my short-term rental license?
Once the property stops being your homestead-eligible primary residence, it no longer satisfies § 30-201.02(d), and continuing to operate the short-term rental is a violation exposing you to the civil penalties in § 30-201.10(a), which escalate from $500 to $6,000 with revocation for repeat violations.

Sources & Official References

Other rules in Washington

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