Do I need a permit for short-term rentals in Boston?

**Yes**, you need a Short-Term Rental License to legally operate in Boston. You need to first get a business certificate from the City Clerk, then register with the state for taxes, and finally apply for a permit from the city's Inspectional Services Department. Operating without a permit can result in fines.

What is the TOT tax rate in Boston?

**5.7% TOT** is the current tax rate for short-term rentals in Boston. Hosts are responsible for collecting this tax from guests and remitting it to the city. Keep in mind that the total tax rate is approximately 14.45%, including state and local fees. Airbnb may automatically collect a portion of this tax.

Are short-term rentals allowed in Boston?

**Yes**, short-term rentals are allowed in Boston, but with significant restrictions. You need to live in the home you are renting for at least 9 months of the year, as investor-owned secondary units are strictly prohibited. Ensure you comply with all requirements to avoid penalties and maintain your license.

Do I need to live in my property to rent it on Airbnb in Boston?

**Yes**, you must live in the property you are renting out for at least nine months of the year to comply with Boston's short-term rental regulations. The city requires that the unit be your primary residence. Investor-owned or secondary units are not eligible for short-term rental permits.

How much does an STR permit cost in Boston?

**$200** is the annual fee for a Short-Term Rental License in Boston. You need to renew this permit every year with the city's Inspectional Services Department to legally operate your short-term rental. Make sure to apply for the permit well in advance of hosting guests.

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Regulation details

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Eligibility11 rules

Boston: Investor-owned units and secondary homes are strictly prohibited from short-term rental use.
Boston allows STRs in the following property types: Single-family, Two-family, Three-family, Condominiums.
Boston requires that the property be the host's primary residence. Primary residence is defined as: Operator must live in the unit (or building for owner-adjacent) for at least 9 months a year.

Requirements16 rules

Boston: A City of Boston Business Certificate is required in addition to the STR registration.
Boston: Hosts must report their rental activity per-booking to the city, even if platforms collect taxes.
Boston requires liability insurance for STR hosts. Minimum coverage: 1,000,000. Proof of liability insurance coverage specific to short-term rental activity.

Application process9 rules

Boston STR permit - Step 1: Verify Eligibility. Ensure the property is your primary residence (occupy 9+ months/year) and is an eligible unit type (single-family, condo, or 2-3 unit building you own entirely). Time: 1 day.

Fees & costs2 rules

Boston: Hosts must notify all abutters (neighbors within 300 feet) of their intent to operate an STR.
Boston charges a registration fee of $200 (annual). Extended/additional fee: $25 (Fee is $25/year for Limited Share units; $200/year for Home Share and Owner-Adjacent units.).

Taxes2 rules

Boston charges a Room Occupancy Excise (Local Option + Convention Center) of 9.25%. This applies to stays under 28 days. Platforms like Airbnb collect and remit this tax. Note: Airbnb and Vrbo generally collect state and local excise taxes; hosts must still verify registration status.
Massachusetts has a state sales tax of 5.7% that applies to STR rentals.

Limits & restrictions7 rules

Boston occupancy calculation: Limited Share: max 3 guest bedrooms or 6 guests; Home Share: max 5 bedrooms or 10 guests.. Count your bedrooms to determine your max guest limit.
Boston enforces quiet hours: 11:00 PM to 7:00 AM.
Boston: The maximum rental period is 27 consecutive nights; 28 nights or more is considered long-term.
Boston limits STRs to 365 nights per year. This applies to all rentals.

Safety requirements1 rule

Boston requires the following safety measures for STRs: smoke detectors, CO detectors, fire extinguisher, posted maximum occupancy, posted emergency contact, Floor plan showing exits and safety equipment location, 24/7 emergency contact available within 2 hours response time.

Penalties4 rules

Boston: Operating an STR in a rent-controlled unit can result in permit denial and fines. Units subject to rent control or housing subsidies are ineligible for STR use.

Exemptions3 rules

Boston: Rentals of 30+ days are generally NOT considered short-term rentals and may be exempt from STR regulations (but may have other requirements).
Boston exempts the following from STR regulations: long-term rentals (30+ days), extended stays, Licensed B&Bs, Hotels/Motels, Stays over 28 days.
Boston: If you are present during the guest's stay (hosted rental), night caps may not apply to you.

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Summary

Restriction level

Why this classification

In plain English

At a glance

7 things hosts often miss

Regulation details

How to get permitted

Upgrade to Pro

Frequently asked questions

1Do I need a permit for short-term rentals in Boston?

2What is the TOT tax rate in Boston?

3Are short-term rentals allowed in Boston?

4Do I need to live in my property to rent it on Airbnb in Boston?

5How much does an STR permit cost in Boston?

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