Los Angeles Airbnb Rules and Permit Requirements (2026)
The City of Los Angeles requires anyone renting their home for fewer than 30 nights to register through the Home-Sharing program. The property must be your primary residence, where you live at least six months of the year. There are two registration types, each with different rules and limits on how many nights you can rent per year.
The permitting process involves specific documents, eligibility checks, and ongoing compliance obligations. We walk every property owner through this process during onboarding and handle compliance across all listing platforms as part of our Airbnb management services.
Last updated: April 2026
Do You Need a Permit for Airbnb in Los Angeles?
If you plan to rent your home for fewer than 30 nights at a time in the City of Los Angeles, yes. The City requires Home-Sharing registration before you list your property on any platform, including Airbnb, VRBO, Booking.com, and Google Vacation Rentals.
Rentals of 30 nights or longer are not classified as Home-Sharing and do not require this registration. Hotels and licensed bed-and-breakfasts operate under separate regulations.
The registration applies to the property, not the platform. Whether you list on one site or five, you need one Home-Sharing registration, and that registration number must appear on every listing.
LA Home-Sharing Ordinance: How It Works
The Home-Sharing Ordinance restricts short-term rentals to a host's primary residence. This is the single most important eligibility requirement. Investment properties, second homes, and properties where the owner does not live at least six months of the year do not qualify.
Who Can Register
- Property is your primary residence (you live there 6+ months per year)
- Property is not subject to the Rent Stabilization Ordinance (RSO)
- Property is a residential structure (not a vehicle, shed, or trailer)
- Property has no open code violations or unresolved citations
- If you are a tenant: your landlord has signed a notarized affidavit approving Home-Sharing
Who Cannot Register
- Properties under the Rent Stabilization Ordinance (RSO)
- Properties with affordability covenants or recent Ellis Act history
- Investment properties or second homes (not primary residence)
- Properties with open code violations
- Tenants without written landlord approval
How to Check RSO Status
The Rent Stabilization Ordinance applies to many older multi-unit buildings in Los Angeles. If your property is subject to RSO, it cannot be registered for Home-Sharing. To check:
- Go to ZIMAS (zimas.lacity.org)
- Enter your property address
- Check the "Housing" tab for RSO status
- If unclear, call LAHD RSO Determinations: (213) 928-9075
Regular vs. Extended Home-Sharing Registration
The City offers two registration types. Which one you need depends on how many nights per year you plan to rent.
| Regular Registration | Extended Registration | |
|---|---|---|
| Maximum nights per year | 120 days | Unlimited |
| Prerequisite | None (first-time applicants start here) | Active Regular registration for 6+ months, or 60+ hosted days |
| Registration fee | ~$189 | ~$1,135 |
| Clean record required | No open code violations on the property (e.g., Department of Building and Safety) | Yes (no suspensions/revocations in past 2 years, max 1 citation in past 3 years) |
| Neighbor notification | Not required | Required (City mails notices to adjacent owners/occupants; host pays mailing cost) |
| Renewal | Annual (12 months) | Annual (12 months). Replaces your Regular registration; you only carry the Extended registration going forward. |
Fee amounts are approximate and were last verified in April 2026. Fees are subject to change by the City of Los Angeles.
How to Apply for a Home-Sharing Permit in Los Angeles
Applications are submitted online through the City's registration portal. Before you start, you will need the following documents:
| Document | Required For | Notes |
|---|---|---|
| Valid photo ID | All applicants | Driver's license, state ID, or passport |
| Proof of primary residence (2 documents) | All applicants | Only 1 needed if your photo ID address matches the rental property |
| Notarized landlord affidavit | Tenants only | Must use the City's official form |
| Home-Sharing records worksheet | Renewals only | Records of all non-Airbnb hosting activity during the prior registration period |
Accepted Proof of Primary Residence
You need two of the following (or one, if your photo ID address matches the property):
- California voter's registration card or status
- California vehicle registration certificate
- Health or vehicle insurance bill (dated within 6 months)
- Paycheck or pay stub (issued within 6 months)
- Property tax bill showing homeowner's exemption
- Rental or lease agreement with landlord's contact info and signature
No alternative documents are accepted by the City.
Once your documents are ready, submit your application through the City's online registration portal. The City also has a tutorial video that walks through the application step by step.
Live tracker
How Long Does It Take to Get Your Los Angeles Home-Sharing Permit?
Here's the current turnaround we're seeing, pulled from our own Regular Home-Sharing permit submissions to the City of Los Angeles.
LA Home-Sharing permit turnaround
Last submission approved Mar 28, 2026
Processing times can vary depending on the City's workload, the completeness of your application, and whether any follow-up documentation is requested. Submitting a complete application with all required documents from the start is the best way to avoid delays.
For the full history of our submissions, how we measure turnaround, and what Fast, Normal, and Slow zones mean, see our Los Angeles Home-Sharing permit processing time tracker.
Rules for Registered Hosts in Los Angeles
Once you have an active Home-Sharing registration, these are the rules you must follow:
| Rule | Detail |
|---|---|
| Registration number on all listings | Must be displayed on every platform (Airbnb, VRBO, Booking.com, etc.) |
| One set of guests at a time | Cannot double-book or host multiple groups simultaneously |
| No parties or events | No commercial use for parties, events, or gatherings |
| Safety equipment required | Fire extinguishers, smoke detectors, and carbon monoxide detectors |
| Occupancy limit | Maximum 2 adults per habitable room (children excluded from count) |
| Code of Conduct | Must provide the City's official Code of Conduct to all guests |
| Per-night fee | $3.20 per night paid to the City for each night hosted |
| 120-day annual cap (Regular only) | Regular registration is limited to 120 nights per calendar year |
Los Angeles Transient Occupancy Tax (TOT)
The Transient Occupancy Tax (TOT) is 14% of the total listing price, including cleaning fees, for stays of 30 nights or less. This is a tax charged to the guest, but the host is responsible for collecting and remitting it unless a platform handles it on your behalf.
The City of Los Angeles and Airbnb have a direct agreement where Airbnb collects the 14% TOT and remits it directly to the City on behalf of hosts. As the registrant, you do not need to calculate, collect, or pay the TOT for Airbnb bookings. This arrangement is current as of April 2026 and is always subject to change.
As of April 2026, this arrangement only applies to Airbnb. If you accept bookings on other platforms (VRBO, Google Vacation Rentals, Booking.com, or direct bookings), you are responsible for collecting and submitting the TOT to the City of Los Angeles for those nights. We assist and guide all our owners on TOT compliance so they do not have to navigate that alone.
This is not tax advice. Always consult with your tax advisor regarding your specific obligations.
Separate from the TOT, the City also charges a $3.20 per-night hosting fee for every night of Home-Sharing. This is a flat fee, not a percentage. Airbnb pays the per-night fee directly to the City for Airbnb bookings. For bookings on other platforms, the host is responsible for paying the per-night fee.
Paying the per-night fee is straightforward. The City emails the registrant once per month with a payment link. You click the link, enter the number of nights rented on non-Airbnb platforms for that month, and the total is calculated automatically. You can pay with a credit card or bank account. The entire process takes a few minutes.
The 120-Day Cap: What It Means for Your Rental Income
If you hold a Regular Home-Sharing registration, you are limited to 120 nights of short-term rental per calendar year. Once you hit 120 nights, you must stop renting until the next calendar year, or upgrade to an Extended registration.
This cap makes tracking your booking nights critical. If you are listed on multiple platforms (Airbnb, VRBO, Booking.com, direct bookings), all nights count toward the 120-day total regardless of which platform the booking came through.
Our owner portal tracks booking nights in real time across all platforms, so our owners always know exactly where they stand against the cap. For owners who qualify and want to maximize their rental days, we guide them through the Extended Home-Sharing upgrade to remove the 120-day limit entirely.
Enforcement and Penalties
The City of Los Angeles actively scans listing platforms for unregistered short-term rentals. Enforcement is not theoretical; it happens regularly. Citations are issued by City enforcement agencies, not City Planning.
| Violation | Consequence |
|---|---|
| Listing without valid registration | Subject to citation |
| 2 citations in a registration year | 30-day suspension |
| 3 citations in a registration year | Revocation |
Citations can be resolved through the City Attorney's Administrative Citation Enforcement (ACE) Program.
How LALuxuryBnB Handles Permitting for Our Owners
The permitting process requires documents that only you, the homeowner, can provide. But that does not mean you have to figure it out alone. Here is what we do for every property we manage:
- Eligibility pre-screening. We check RSO status and primary residence eligibility before onboarding so we only take on properties that qualify.
- Document gathering and submission. We walk you through exactly what documents you need, help you gather them, and guide you through the application.
- Registration number compliance. We ensure your registration number is displayed correctly on every listing across every platform.
- 120-day cap tracking. Our owner portal tracks your booking nights in real time so you never accidentally exceed your limit.
- Per-night fee administration. We handle the $3.20 per-night fee for non-Airbnb bookings as part of our management.
- Extended Home-Sharing upgrade. When you qualify, we guide you through the upgrade to remove the 120-day cap and maximize your available rental days.
- Safety equipment compliance. We verify fire extinguishers, smoke detectors, and CO detectors are in place during property setup.
- Code of Conduct distribution. The City's official Code of Conduct is included in our guest communication flow for every booking.
The goal is to make it the simplest permitting process possible for our owners, so you can focus on the income and leave the compliance to us.
Have questions about permitting your property?
We handle the entire permitting and compliance process for every property we manage. If you are considering short-term rental management in Los Angeles, we are happy to walk you through the requirements.
Frequently Asked Questions About LA Airbnb Rules
Can I Airbnb my apartment in Los Angeles?
Yes, if the apartment is your primary residence and you live there at least six months of the year. You will need your landlord's written approval through a notarized affidavit using the City's official form. The apartment also cannot be subject to the Rent Stabilization Ordinance (RSO). Check your property's RSO status on ZIMAS before applying.
Do I need a permit for Airbnb in Los Angeles?
Yes. Any rental under 30 nights in the City of Los Angeles requires Home-Sharing registration through the City's program. Operating without registration can result in citations, and the City actively scans platforms for unregistered listings.
What happens if I rent without a permit in Los Angeles?
The City of Los Angeles actively scans listing platforms for unregistered short-term rentals. If you are caught operating without a valid Home-Sharing registration, you can receive citations. Two citations in a registration year results in a 30-day suspension. Three citations results in full revocation of your registration. Citations are resolved through the City Attorney's ACE Program.
Can I get an Airbnb permit if I am a tenant?
Yes, but you need your landlord's written approval. The City requires a notarized landlord affidavit using their official form. Your landlord must agree to allow Home-Sharing at the property. Without this affidavit, you cannot register.
How long does the LA Home-Sharing permit take?
Based on our most recent submissions, we are seeing approximately 11-day turnaround times for Regular Home-Sharing permit applications. Processing times vary and can change depending on the City's workload.
Do Beverly Hills and Santa Monica have different Airbnb rules?
Yes. Beverly Hills, Santa Monica, and West Hollywood are independent cities with their own short-term rental regulations, separate from the City of Los Angeles. The rules on this page apply specifically to the City of Los Angeles. If your property is in one of those cities, check with that city's planning department for their specific requirements.
Does Airbnb pay the per-night fee to the City?
Yes. For bookings made through Airbnb, the platform pays the $3.20 per-night hosting fee directly to the City on behalf of the host. For bookings through other platforms like VRBO, Booking.com, or direct bookings, the host is responsible for paying this fee to the City.
Official City of Los Angeles Resources
| Resource | Link |
|---|---|
| Online Registration Portal | Register here |
| Home-Sharing Records Portal | Check registration status |
| ZIMAS (RSO Check) | zimas.lacity.org |
| Home-Sharing Ordinance (PDF) | View ordinance |
| Administrative Guidelines (PDF) | View guidelines |
| Landlord Affidavit (PDF) | Download form |
| Code of Conduct (PDF) | Download |
| Fact Sheet (PDF) | View fact sheet |
| Application Tutorial Video | Watch on YouTube |
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