Los Angeles Airbnb & Short-Term Rental Regulations [2026 Guide]
Everything you need to know about operating a legal short-term rental in Los Angeles, California. Complete guide to Home-Sharing permits, taxes, zoning, and compliance requirements updated for 2026.
Los Angeles has some of the strictest short-term rental regulations in the country. The city's Home-Sharing Ordinance limits STR activity to primary residences only, making it essential for investors and hosts to understand these rules before entering the market. This comprehensive guide covers everything you need to know about legally operating an Airbnb or vacation rental in LA.
Regulation Overview
Los Angeles enacted its Home-Sharing Ordinance in 2019, creating one of the most restrictive STR frameworks in California. The ordinance is codified in Los Angeles Municipal Code Section 12.22 A.32 and applies to all properties within the City of Los Angeles limits. Surrounding cities in LA County have their own separate regulations.
Key Regulatory Bodies
- LA City Planning Department: Issues Home-Sharing Registration Numbers and handles permit applications
- LA Office of Finance: Administers Transient Occupancy Tax registration and collection
- LA Department of Building and Safety: Enforces safety and building code compliance
- California Department of Tax and Fee Administration: Oversees state tourism assessments
Permit Requirements
All short-term rental operators in Los Angeles must obtain a Home-Sharing Registration Number before advertising or renting their property. This number must be displayed prominently in all advertising, including Airbnb and VRBO listings.
Permit Types
| Permit Type | Fee | Rental Limit | Requirements |
|---|---|---|---|
| Standard Home-Sharing | $199/year | 120 days/year | Primary residence verification |
| Extended Home-Sharing | $1,066/year | Unlimited | 6 months registered OR 60 days rented |
Application Requirements
Available online through the LA City Planning portal
Driver's license, voter registration, tax returns, or utility bills showing address
Deed or lease agreement (if renting, landlord consent required)
Transient Occupancy Tax certificate from LA Office of Finance
Signed declaration confirming property is your primary residence
$199 for standard or $1,066 for extended permit (annual renewal required)
Primary Residence Rule
Los Angeles' most significant restriction is the primary residence requirement. Short-term rentals are only permitted in homes where the host actually lives for the majority of the year.
Primary Residence Definition
- Minimum Residency: You must live at the property for at least 6 months per year
- Single Property: You can only register one primary residence for home-sharing
- Verification Required: City may audit your residency claims using utility bills, tax records, and DMV records
- Rental Units: If renting, you must have written landlord consent to home-share
What This Means for Investors
120-Day Rental Limit
With a standard Home-Sharing permit, hosts are limited to renting their property for a maximum of 120 days per calendar year. This limit resets on January 1st each year.
Understanding the Day Limit
- Each Night Counts: Every booked night counts toward your 120-day limit
- Platform Tracking: Airbnb and VRBO track your nights and will block bookings once you hit 120
- Cross-Platform Counting: Days are counted across all platforms combined
- Annual Reset: Your limit resets to zero on January 1st each year
Extended Home-Sharing Option
The Extended Home-Sharing permit removes the 120-day cap, but comes with strict eligibility requirements:
- Must have been registered as a host for at least 6 months, OR
- Must have completed at least 60 rental days under your standard permit
- Property must not be rent-stabilized (RSO) housing
- Must pass compliance review showing no prior violations
- Higher annual fee of $1,066
Zoning & Property Restrictions
Beyond the primary residence requirement, Los Angeles prohibits short-term rentals in several property types regardless of residency status.
Prohibited Property Types
| Property Type | STR Allowed? | Notes |
|---|---|---|
| Primary Residence (owner-occupied) | Yes | With valid Home-Sharing permit |
| Primary Residence (renter) | Yes* | Requires written landlord consent |
| Investment Property | No | Not permitted under any circumstances |
| Second Home / Vacation Home | No | Not primary residence |
| Rent-Stabilized (RSO) Units | No | Protects affordable housing stock |
| ADU (built after Jan 1, 2017) | No | State law restriction |
| ADU (built before Jan 1, 2017) | Maybe | May qualify if primary residence |
| Subsidized/Affordable Housing | No | Deed-restricted properties prohibited |
HOA and Building Restrictions
Even if your property qualifies under city rules, you may face additional restrictions:
- Condo HOAs: Many LA condo associations prohibit or restrict STRs in their CC&Rs
- Apartment Leases: Most landlords prohibit subletting, including short-term rentals
- Co-op Buildings: Typically prohibit all forms of short-term rental
- Historic Districts: Some historic designations include STR restrictions
Transient Occupancy Tax (TOT)
Los Angeles STR operators are required to collect and remit Transient Occupancy Tax on all rentals of 30 days or fewer. Understanding your tax obligations is critical for compliance and profitability.
| Tax Type | Rate | Applies To | Collection |
|---|---|---|---|
| City of LA TOT | 14% | All rentals 30 days or less | Platform or Host |
| CA Tourism Assessment | Varies | Rooms $2+/night | Platform or Host |
| Total (Approximate) | ~14% | - | - |
Platform Tax Collection
Airbnb, VRBO, and most major booking platforms have agreements with Los Angeles to automatically collect and remit the 14% TOT on behalf of hosts. However, hosts remain responsible for:
- Obtaining a Transient Occupancy Tax Registration Certificate from LA Office of Finance
- Filing required returns (even if platform collects taxes)
- Collecting taxes on any direct bookings outside of platforms
- Maintaining records for potential audits
Hosting Rules & Limits
Los Angeles imposes several operational requirements on STR hosts to protect neighborhood quality of life and guest safety.
Occupancy Limits
- Guest Formula: 2 guests per bedroom plus 2 additional guests
- Absolute Maximum: 12 guests per booking regardless of property size
- Example: A 2-bedroom home can host up to 6 guests (2x2 + 2 = 6)
Safety Requirements
Working smoke detector in every bedroom and common area
Required in all properties per California state law
At least one ABC-rated fire extinguisher on every floor
Clear, accessible emergency exit routes
Posted emergency contacts and local emergency numbers
Prohibited Activities
- Parties and Events: Commercial events, parties, and large gatherings are prohibited
- Noise Violations: Guests must comply with LA's noise ordinance (10 PM - 7 AM quiet hours)
- Nuisance Behavior: Hosts are responsible for guest conduct that disturbs neighbors
Penalties & Enforcement
Los Angeles actively enforces its STR regulations through a combination of platform monitoring, neighbor complaints, and random audits.
Violation Penalties
| Violation Type | First Offense | Repeat Offense |
|---|---|---|
| Operating without permit | $2,000/day or 2x nightly rate | $2,000/day + listing removal |
| Exceeding 120-day limit | $500 - $1,000 | Permit suspension |
| False primary residence claim | Permit revocation | 3-year hosting ban |
| Advertising without permit number | $500 | $1,000 + listing removal |
| Exceeding occupancy limits | $300 - $500 | Permit review |
| Safety requirement violations | $200 - $500 | Permit suspension |
Enforcement Methods
- Platform Partnerships: Airbnb and VRBO verify permits and block non-compliant listings
- Neighbor Complaints: City investigates complaints within 48-72 hours
- Random Audits: City conducts audits to verify primary residence claims
- Data Analysis: Cross-referencing listing data with permit records
2026 Regulatory Updates
Los Angeles' STR regulations continue to evolve. Here are the key changes and developments for 2026:
Current Updates for 2026
- Inflation-Adjusted Fines: Starting September 2025, fines increase by 3.2% annually (tied to Consumer Price Index)
- Enhanced Compliance Audits: City has increased random audits of primary residence claims
- Platform Verification: Stricter verification requirements for platforms listing LA properties
- 50% Compliance Rate: As of 2025, approximately 50% of LA Airbnb listings have proper permits
Temporary Wildfire Measures (2025-2026)
In response to recent wildfires and windstorms, Los Angeles County introduced temporary measures affecting STRs from January 7, 2025 through May 31, 2026:
- Expedited housing assistance for displaced residents
- Temporary restrictions in unincorporated county areas
- Priority for long-term housing over short-term rentals in affected zones
Upcoming Considerations
The LA City Council continues to evaluate potential changes:
- Potential reduction of the 120-day limit
- Additional restrictions in high-tourism neighborhoods
- Increased fees for Extended Home-Sharing permits
- Enhanced neighbor notification requirements
Frequently Asked Questions
Yes, Los Angeles requires all short-term rental operators to obtain a Home-Sharing Registration Number from the LA City Planning department before hosting. This permit number must be displayed on all listings and advertisements. Operating without a valid permit can result in fines of up to $2,000 per day.
With a standard Home-Sharing permit ($199), you can rent your primary residence for up to 120 days per calendar year. An Extended Home-Sharing permit ($1,066) allows unlimited rental days but requires you to have been a registered host for at least six months or have completed 60 rental days first.
Los Angeles STR operators must collect and remit a 14% Transient Occupancy Tax (TOT) on all rentals of 30 days or fewer. Airbnb and VRBO have collection agreements with the City and automatically collect and remit this tax on behalf of hosts for most bookings.
No. Los Angeles only allows short-term rentals in your primary residence, defined as where you live for at least six months per year. Investment properties, second homes, rent-controlled units, ADUs built after 2017, and subsidized housing cannot be used for short-term rentals in the City of Los Angeles.
Hosts who violate LA's STR regulations face fines of up to $2,000 per day or twice the average nightly rate (whichever is higher), listing removal from platforms like Airbnb and Vrbo, and suspension or revocation of their registration certificate. Repeat violations result in escalating penalties.
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