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

**Yes**, Portsmouth requires a Short-Term Rental Registration. You need to register with the city planning department and pay a $150 fee annually. The new regulations adopted in 2024 also necessitate a life-safety inspection to ensure the safety of guests. Make sure you apply!

What is the TOT tax rate in Portsmouth?

**8.5% New Hampshire Meals** and Rentals tax applies to short-term rentals in Portsmouth. Hosts are responsible for collecting this tax from guests. Booking sites like Airbnb and VRBO often collect this tax automatically. Always verify that you are in compliance with current tax regulations.

Are short-term rentals allowed in Portsmouth?

**Yes**, short-term rentals are generally allowed in Portsmouth, but with restrictions. You need to live in the property as your primary residence for at least half the year. Un-hosted stays are capped at 90 nights annually. Ensure compliance with all local regulations to avoid penalties.

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

**Yes**, Portsmouth requires that the property be your primary residence to operate a short-term rental. You must live in the dwelling for at least half of the year. This ensures that short-term rentals are primarily owner-occupied. This requirement is part of regulations adopted in 2024.

How many nights per year can I rent my property in Portsmouth?

**90 nights per year** is the cap for un-hosted short-term rentals in Portsmouth. If you are renting out your whole home while you are away, that limit applies. You can rent a room while you are present without a night limit. Make sure you stay within those limits.

Portsmouth

Prohibited

STRs Allowed

New HampshireLast updated: February 10, 2026

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Verified: Jan 30, 2026

3 Official Sources

Summary

The City of Portsmouth permits short-term rentals primarily in owner-occupied dwellings, subject to a 90-day annual cap for unhosted stays. New regulations adopted in 2024 require mandatory annual registration, life-safety inspections, and proof of primary residency.

Restriction Level

🚫

Prohibited

Score: 100 (lenient)

Why this classification:

•Primary residence required
•Owner-occupied required
•Moderate night cap: 90 nights/year
•Standard permit fee: $150
•Limited to 1 property per owner
•Tenants cannot host
•Permit required
•Reporting required

In Plain English

To host an Airbnb in Portsmouth, the property must be your primary home where you live for at least half the year. You can rent out your whole home while you are away for up to 90 days total per year, or rent a room while you are present without a night limit. You must register with the city planning department, pay a $150 fee, and pass a fire safety inspection. Don't forget that New Hampshire requires an 8.5% Meals and Rentals tax, though booking sites usually collect this for you.

At a Glance

Permit Required

Yes

Night Limit

90/year

Primary Residence

Required

Total Tax Rate

0.1%

Permit Fee

$150

Processing Time

2-4 weeks

6 Things Hosts Often Miss

1.ADUs (Accessory Dwelling Units) are strictly prohibited from being used as short-term rentals.
2.The 90-day cap applies to any stay where the owner is not physically present on-site.
3.You must prove you live in the unit using your voter registration or car registration address.
4.The city requires a life-safety inspection by the Fire Department before the permit is issued.
5.You must include your city registration number in all online advertisements.
6.NH Meals and Rentals tax applies to all stays under 185 days, even if the city registration only applies under 30 days.

Regulation Details

Eligibility(5)

•Portsmouth: Accessory Dwelling Units (ADUs) cannot be used for short-term rentals.
•Portsmouth: STRs are PROHIBITED in residential zones (Working Stiff Partners, LLC v. City of Portsmouth).
•Portsmouth prohibits STRs in the following property types: All dwelling units in residential zones.

Requirements(13)

•Portsmouth: You must display your permit/registration number on your listing. Platforms may remove non-compliant listings.
•Portsmouth STR warning: STRs are PROHIBITED in residential zones (Working Stiff Partners, LLC v. City of Portsmouth).
•Portsmouth STR warning: Only traditional Bed and Breakfasts or hotels in specific business zones are typically permitted for short stays.

Application Process(3)

•Portsmouth STR permit - Step 1: Verify Zoning. Short-term rentals are currently prohibited in residential zones. You must verify if your property is in a commercial zone that allows 'transient occupancy' and if you can meet the requirements for a hotel/motel use. Required documents: Zoning Map.

Taxes(2)

•Portsmouth charges a NH Meals and Rooms Tax of 8.5%. This applies to stays under 185 days. Platforms like Airbnb collect and remit this tax. Note: Airbnb and VRBO collect the 8.5% state tax, but this does not grant legal status to the rental in Portsmouth.
•Portsmouth: NH Meals and Rooms Tax (8.5%) must be paid, but paying the tax does NOT make the rental legal under city zoning.

Limits & Restrictions(2)

•Portsmouth requires a minimum stay of 31 nights.
•Portsmouth enforces quiet hours: 10 PM - 7 AM (General Noise Ordinance).

Safety Requirements(1)

•Portsmouth requires the following safety measures for STRs: smoke detectors, CO detectors, fire extinguisher.

Penalties(2)

•Portsmouth enforces the following penalties for STR violations: First offense: Cease and Desist order. Second offense: Fines per general enforcement. Daily fine: Varies by court order.
•Portsmouth: Portsmouth defines 'Short-Term Rental' as any stay less than 31 consecutive days.

Exemptions(2)

•Portsmouth: Rentals of 30+ days are generally NOT considered short-term rentals and may be exempt from STR regulations (but may have other requirements).
•Portsmouth exempts the following from STR regulations: long-term rentals (30+ days), extended stays, Hotels, Motels, Bed and Breakfasts (properly permitted).

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Disclaimer

Regulatory information is AI-researched for educational purposes. Details may be outdated or incomplete. Always verify requirements directly with your city/county planning department before operating a short-term rental.

Other New Hampshire Markets

Conway

New Hampshire

Moderate

The Town of Conway requires all short-term rentals (stays under 30 days) to obtain an annual permit and pass a life safety inspection. The town enforces strict occupancy limits based on bedroom count and requires proof of a New Hampshire Meals and Rentals Tax License.

Permit required

0.1% total tax

Franconia

New Hampshire

Moderate

Short-term rentals in Franconia are strictly regulated by an ordinance adopted in 2020. Hosts must obtain an annual permit from the town, pay a $250 fee, and ensure the property complies with specific safety and occupancy standards. There is no local tax, but hosts must register with the state for the 8.5% Meals and Rentals tax.

Permit required

0.1% total tax

Nashua

New Hampshire

Strict

Nashua regulates short-term rentals through zoning ordinances that distinguish between accessory use (owner-occupied) and commercial use, requiring a license and fire safety compliance.

Permit requiredPrimary residence

0.1% total tax

Hanover

New Hampshire

Prohibited

The Town of Hanover permits short-term rentals (STRs) as an accessory use to owner-occupied residential properties, requiring a special exception and biennial registration.

Permit requiredNight limitsPrimary residence

Portsmouth

Gold Standard Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

6 Things Hosts Often Miss

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Regulation Details

Eligibility(5)

Requirements(13)

Application Process(3)

Taxes(2)

Limits & Restrictions(2)

Safety Requirements(1)

Penalties(2)

Exemptions(2)

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Step-by-Step Application Guide

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Frequently Asked Questions

Related Content

Other New Hampshire Markets

Conway

Franconia

Nashua

Hanover

Portsmouth

Gold Standard Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

6 Things Hosts Often Miss

Step-by-Step Application Guide

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Frequently Asked Questions

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

2What is the TOT tax rate in Portsmouth?

3Are short-term rentals allowed in Portsmouth?

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

5How many nights per year can I rent my property in Portsmouth?

Related Content

Other New Hampshire Markets

Conway

Franconia

Nashua

Hanover