Short-Term Rental Laws in Los Angeles, CA (2026)
Short-term rentals (stays under 30 nights) are legal in the City of Los Angeles only in a host's registered primary residence under the Home-Sharing Ordinance; a Home-Sharing registration costs $441 (as of Feb. 23, 2026), must be renewed annually, and caps hosting at 120 nights per calendar year unless the host obtains Extended Home-Sharing approval. The biggest restriction is that second homes, investment properties, and all rent-stabilized (RSO) units are off-limits, with daily fines of $500-$2,000+ (CPI-adjusted) for violations. Always confirm current requirements with the city before operating.
Reviewed by the STR Rule Watch research team against 8 official sources. How we verify data
Los Angeles STR rules at a glance
| Legal status | Primary residence only |
|---|---|
| Permit required | Yes |
| Permit name | Home-Sharing Registration (Regular or Extended) |
| Permit fee | $441 |
| Renewal | Annual |
| Owner occupancy required | Yes |
| Primary residence only | Yes |
| Max units per owner | 1 |
| Night cap per year | 120 nights |
| Total occupancy taxes | ~14% of gross revenue |
| Enforcement | The city routinely scans listing sites for compliance; listings without a valid registration number draw citations issued by enforcement agencies (LADBS for single-family properties, LAHD for multifamily; City Planning does not issue citations). |
| Current rules effective | 2019-07-01 |
What will guests pay in taxes on a Los Angeles stay?
Itemized occupancy taxes for Los Angeles, CA — enter your nightly rate to see the real cost breakdown.
Los Angeles occupancy tax calculator
| Gross rent | $450.00 |
| City of Los Angeles Transient Occupancy Tax (TOT) (14%)· collection varies | $63.00 |
| Total tax (14%) | $63.00 |
| Guest pays | $513.00 |
Estimate only. Platform collection varies by listing site and agreement; verify rates with the taxing authorities.
Permits & licensing
Los Angeles requires Home-Sharing Registration (Regular or Extended) to operate a short-term rental — the fee is $441, renewed annually.
Regular Home-Sharing application or renewal is $441 effective Feb. 23, 2026 per Ordinance No. 188,796 (previously $89). Extended Home-Sharing (to exceed 120 nights/yr): administrative clearance $883, renewal $883, discretionary review application $12,798 (previously $850/$850/$5,660). Hosts also pay a per-night enforcement fee for each booked night, deposited into the Short-Term Rental Enforcement Trust ($3.10/night rate established by Council Nov. 10, 2020, CF 14-1635-S7; current adjusted amount not confirmed), and must register with the Office of Finance for a Business Tax Registration Certificate and a Transient Occupancy Tax Registration Certificate.
Zoning & location rules
Home-sharing is allowed citywide as an accessory use of a lawful dwelling that is the host's primary residence; there is no zone-by-zone permit map. Prohibited locations: any unit subject to the Rent Stabilization Ordinance (RSO) even if it is the host's primary residence; units with affordability covenants or recently subject to the Ellis Act; non-residential structures (vehicles, storage sheds, trailers, tents, temporary structures); and ADUs permitted on or after Jan. 1, 2017 unless the ADU is the applicant's primary residence. Non-primary-residence 'vacation rentals' are prohibited everywhere in the city; a Vacation Rental Ordinance that would allow them (possibly temporarily, tied to 2026 World Cup/2028 Olympics tourism) is pending before the City Council as of mid-2026 but has not been adopted. Tenants may host only with a notarized landlord affidavit. Rentals of 30+ consecutive nights are outside the ordinance's scope.
Taxes
| Tax | Rate | Who collects |
|---|---|---|
| City of Los Angeles Transient Occupancy Tax (TOT)14% applies to all stays of 30 days or less. Airbnb has collected and remitted city TOT for its bookings since Aug. 1, 2016, but only for transactions on its own platform; hosts must still obtain a TOT Registration Certificate within 30 days of commencing business and remit TOT themselves for bookings made through platforms without a collection agreement. California has no state-level lodging tax, and Los Angeles County TOT applies only in unincorporated areas, not inside the city. | 14% | varies |
Enforcement & penalties
The city routinely scans listing sites for compliance; listings without a valid registration number draw citations issued by enforcement agencies (LADBS for single-family properties, LAHD for multifamily; City Planning does not issue citations). Two citations within a registration year trigger a 30-day registration suspension; three trigger revocation. The public Home-Sharing Records Portal shows registration and citation status by property, and a 24/7 complaint line, (213) 267-7788, handles issues at registered rentals. The City Attorney actively litigates: a Sept. 2, 2025 announcement detailed a $150,000 settlement with MC Pico Properties/Monem Corp. for running illegal STRs in 10 RSO units, and settlements of $215,000, $45,000, and $20,000 with defendants tied to The Nightfall Group party-house operation (August 2023 lawsuit). A city planning report cited in press coverage found roughly 58% of listings non-compliant (Feb. 2025), and Council-directed amendments to add a private right of action and mandatory platform booking verification (CF 14-1635-S10) were still in committee as of June 2026.
Base fines under LAMC 12.22 A.32(g), adjusted annually per CPI-U: hosting platforms face $1,000 per day per violation for completing bookings for unregistered, suspended/revoked, multi-property, or over-cap listings; hosts/owners face a daily fine of $500 or two times the nightly rate (whichever is greater) for advertising an illegal STR, and $2,000 per day or two times the nightly rent (whichever is greater) for each day of home-sharing beyond the 120-day cap without Extended Home-Sharing (industry sources report the CPI-adjusted over-cap fine at roughly $2,423/day as of Sept. 2024; the city's fine update memo is a scanned document that could not be text-verified). Citations are issued through the Administrative Citation Enforcement (ACE) program; the City Attorney also seeks civil penalties in court (settlements up to $215,000 per defendant in 2025).
⚠️ HOA/condo rules may prohibit STRs regardless of city law.
Getting legal in Los Angeles: the playbook
Generated from this market's verified rules — each step traces to the sources at the bottom of this page.
- 1
Confirm you qualify
Los Angeles limits short-term rentals to your primary residence — check this threshold before spending anything on applications. Investment properties generally do not qualify.
- 2
Verify your zoning
Location rules apply: Home-sharing is allowed citywide as an accessory use of a lawful dwelling that is the host's primary residence; there is no zone-by-zone permit map. Prohibited locations: any unit subject to the Rent Stabilization Ordinance (RSO) even if it is the host's primary residence; units with affordability covenants or recently subject to the Ellis Act; non-residential structures (vehicles, storage sheds, trailers, tents, temporary structures); and ADUs permitted on or after Jan. Confirm your parcel's zoning with the city before applying — the full zoning rules are detailed above.
- 3
Check the covenant layer
HOA/condo rules may prohibit STRs regardless of city law.
- 4
Apply for the Home-Sharing Registration (Regular or Extended)
Budget $441, renewed annually. Regular Home-Sharing application or renewal is $441 effective Feb. Apply through the city — the official application page is linked in the sources below.
- 5
Set up tax collection & remittance
Platforms don't collect everything here: City of Los Angeles Transient Occupancy Tax (TOT) (14%) is remitted by the host in at least some cases. Register with the taxing authority before your first booking and calendar the filing deadlines.
- 6
Configure your listing to the operating limits
Set your calendar and listing rules to respect the 120-night annual cap, 1-unit-per-owner limit — platform delisting and fines in this market typically start with listings that visibly violate these limits.
- 7
Calendar the renewal before you forget it
This permit renews annually (budget $441 again). Most cities take weeks to process renewals and don't send reminders — our Host plan emails you at 60/30/7 days out.
- 8
Know the cost of getting it wrong
32(g), adjusted annually per CPI-U: hosting platforms face $1,000 per day per violation for completing bookings for unregistered, suspended/revoked, multi-property, or over-cap listings; hosts/owners face a daily fine of $500 or two times the nightly rate (whichever is greater) for advertising an illegal STR, and $2,000 per day or two times the nightly rent (whichever is greater) for each day of home-sharing beyond the 120-day cap without Extended Home-Sharing (industry sources report the CPI-adjusted over-cap fine at roughly $2,423/day as of Sept. 2024; the city's fine update memo is a scanned document that could not be text-verified). Full enforcement details and penalties are covered above.
Recent rule changes in Los Angeles
May 12, 2026material
Vacation Rental Ordinance under active Council consideration (not adopted)
Reports from City Planning and the Office of Finance (Apr. 2 and Apr. 15, 2026, CF 25-0029-S1 / CF 18-1246) analyzed reviving a Vacation Rental Ordinance that would allow short-term rental of non-primary residences - potentially as a temporary program tied to upcoming major events (2026 World Cup / 2028 Olympics) to raise TOT revenue. The PLUM Committee held the item on May 12, 2026; no ordinance has been adopted, so the primary-residence-only rule remains in force.
Official source →March 24, 2026material
PLUM Committee approved STR Technical Amendment Ordinance (Venice Suites response)
The City Planning Commission (Sept. 25, 2025, CPC-2025-319-CA) and then the Planning and Land Use Management Committee (Mar. 24, 2026, CF 14-1635-S13) approved a technical amendment to LAMC Sec. 12.03 declaring that short-term rental of dwelling units has never been a permitted use unless expressly authorized, rejecting the reasoning of People v. Venice Suites, LLC (2021). Pending final City Council adoption; it would close a loophole some operators used to claim grandfathered STR rights.
Official source →February 23, 2026material
Home-Sharing registration fees increased roughly five-fold (Ordinance No. 188,796)
As part of a comprehensive City Planning fee update adopted Dec. 24, 2025 and effective Feb. 23, 2026, the Home-Sharing application/renewal fee rose from $89 to $441, Extended Home-Sharing administrative clearance and renewal rose from $850 to $883, and Extended Home-Sharing discretionary review rose from $5,660 to $12,798.
Official source →September 2, 2025
City Attorney settlements: $150,000 RSO conversion case and Nightfall Group party-house penalties
City Attorney Feldstein Soto announced a $150,000 pre-litigation settlement with MC Pico Properties/Monem Corp. for illegally renting 10 RSO units for 3,000+ nights (units returned to the long-term market), plus settlements of $215,000, $45,000, and $20,000 with three defendants in the August 2023 lawsuit against Ultimate Host, LLC (The Nightfall Group), which operated multiple non-primary-residence STR party houses.
Official source →March 18, 2025
Council adopted recommendations to strengthen Home-Sharing Ordinance enforcement
Under CF 14-1635-S10 (Short-Term Rentals / Unpermitted / Non-Compliant Properties / Enforcement), the Council on Mar. 18, 2025 adopted recommendations directing amendments to the HSO, including a private right of action against hosts and platforms and mandatory electronic verification of listings by platforms before completing bookings. Draft amendments remained in committee as of June 2026 (City Attorney report May 7, 2026; Planning report June 1, 2026).
Official source →
Frequently asked questions
›Is Airbnb legal in Los Angeles?
Airbnb is legal in Los Angeles, CA, only for your primary residence — dedicated investment properties generally cannot be short-term rentals. Always confirm current requirements with the city before operating.
›Do I need a permit for a short-term rental in Los Angeles?
Yes. Los Angeles requires a Home-Sharing Registration (Regular or Extended) to operate a short-term rental, which costs $441 and must be renewed annually. Always confirm current requirements with the city before operating.
›How much does a Los Angeles short-term rental permit cost?
The Home-Sharing Registration (Regular or Extended) costs $441 (annual renewal). Regular Home-Sharing application or renewal is $441 effective Feb. 23, 2026 per Ordinance No. 188,796 (previously $89). Extended Home-Sharing (to exceed 120 nights/yr): administrative clearance $883, renewal $883, discretionary review application $12,798 (previously $850/$850/$5,660). Hosts also pay a per-night enforcement fee for each booked night, deposited into the Short-Term Rental Enforcement Trust ($3.10/night rate established by Council Nov. 10, 2020, CF 14-1635-S7; current adjusted amount not confirmed), and must register with the Office of Finance for a Business Tax Registration Certificate and a Transient Occupancy Tax Registration Certificate.
›Can I Airbnb a non-primary residence in Los Angeles?
Generally no. Los Angeles limits short-term rentals to the operator's primary residence, which rules out running a dedicated investment property as a short-term rental in most cases. Always confirm current requirements with the city before operating.
›What taxes do short-term rental hosts pay in Los Angeles?
Hosts in Los Angeles are subject to: City of Los Angeles Transient Occupancy Tax (TOT) (14%) — roughly 14% total on gross rental revenue. Platforms like Airbnb collect some of these automatically; check each line's collection method on this page.
›How many nights per year can I rent out my home in Los Angeles?
Los Angeles caps short-term rentals at 120 nights per year. Always confirm current requirements with the city before operating.
›How many short-term rentals can I own in Los Angeles?
Los Angeles caps operators at 1 short-term rental unit, and the unit must be your primary residence. Always confirm current requirements with the city before operating.
›Does Airbnb collect taxes automatically in Los Angeles?
No — in Los Angeles hosts are responsible for registering, collecting, and remitting the listed occupancy taxes themselves. Always confirm current requirements with the city before operating.
›What happens if I operate a short-term rental illegally in Los Angeles?
32(g), adjusted annually per CPI-U: hosting platforms face $1,000 per day per violation for completing bookings for unregistered, suspended/revoked, multi-property, or over-cap listings; hosts/owners face a daily fine of $500 or two times the nightly rate (whichever is greater) for advertising an illegal STR, and $2,000 per day or two times the nightly rent (whichever is greater) for each day of home-sharing beyond the 120-day cap without Extended Home-Sharing (industry sources report the CPI-adjusted over-cap fine at roughly $2,423/day as of Sept. 2024; the city's fine update memo is a scanned document that could not be text-verified). See the enforcement section on this page for full details.
›When did Los Angeles's current short-term rental rules take effect?
The current ordinance took effect on July 1, 2019. See the change timeline on this page for amendments since, and the sources section for the official text.
Los Angeles's STR rules changed 5 times recently.
Get an email the moment Los Angeles changes its short-term rental rules — plus renewal reminders before your permit expires.
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Related
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- Riverside County, CAPermit required
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More resources
- How to get a short-term rental permit in Los Angeles
- Los Angeles short-term rental taxes explained
- Can I Airbnb in Los Angeles?
- All California STR laws by city
- Occupancy tax calculator
- Compare STR permit costs across cities
- Los Angeles ranks among most expensive str permit cities
- Los Angeles ranks among primary-residence-only str cities
- STR city rankings: strictest, cheapest permits & more
- What is a primary-residence requirement?
- What is transient occupancy tax?
- How do night caps work?
- Best STR compliance tools, compared
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Sources
- Home-Sharing | Los Angeles City Planning (program overview, requirements, enforcement tabs)retrieved July 9, 2026
- Home-Sharing Ordinance No. 185,931 (adopted Dec. 11, 2018; effective July 1, 2019)retrieved July 9, 2026
- Ordinance No. 188,796 - Comprehensive City Planning fee update (Home-Sharing fees, effective Feb. 23, 2026)retrieved July 9, 2026
- Home-Sharing Administrative Guidelines (Ordinance No. 185,931)retrieved July 9, 2026
- Transient Occupancy Tax Requirements | Los Angeles Office of Financeretrieved July 9, 2026
- LA City Attorney Hydee Feldstein Soto Continues Crackdown on Illegal Short Term Rentals and Party Houses (Sept. 2, 2025)retrieved July 9, 2026
- Council File 25-0029-S1: Vacation Rental Units / Illegal Short Term Units / Ordinance (pending)retrieved July 9, 2026
- CPC-2025-319-CA Letter of Determination: Short-Term Rental Technical Amendment Ordinance (People v. Venice Suites response)retrieved July 9, 2026
This page is informational only and is not legal, tax, or financial advice. Rules change and enforcement varies — verify current requirements with Los Angeles and a qualified professional before operating.