Short-Term Rental Laws in New Orleans, LA (2026)
Short-term rentals are legal in New Orleans only with a city STR Owner permit plus a separate Operator permit: residential properties need a Non-Commercial (NSTR) owner permit ($500/yr plus $50 application fee), awarded by quarterly lottery with a hard cap of one NSTR or B&B per city square, and a permitted operator must live on site during every guest stay. STRs are banned in most of the French Quarter and in the Garden District, each owner may hold only one STR permit, and the city has accepted no new Commercial (CSTR) applications since June 8, 2023; since June 2025 platforms like Airbnb must verify a valid city permit before allowing bookings. Always confirm current requirements with the city before operating.
New Orleans STR rules at a glance
| Legal status | Restricted |
|---|---|
| Permit required | Yes |
| Permit name | Non-Commercial Short-Term Rental (NSTR) Owner Permit (residential zones); Commercial Short-Term Rental (CSTR) Owner Permit (commercial/mixed-use zones); plus a separate STR Operator Permit |
| Permit fee | $500 |
| Renewal | Annual |
| Owner occupancy required | No |
| Primary residence only | No |
| Max units per owner | 1 |
| Total occupancy taxes | ~16.75% of gross revenue |
| Insurance | STR owners must carry insurance meeting City Code Sec. 26-618(A)(1); the city's CSTR page states the STR must be covered by a $1,000,000 commercial general liability insurance policy, and the NSTR application requires the owner to attest to insurance meeting Sec. 26-618(A)(1). Platforms must carry $1,000,000 CGL naming the city as additional insured. |
| Enforcement | Enforced by the Short Term Rental Administration (Department of Safety and Permits) via administrative adjudication hearings that can fine violators, revoke owner or operator permits, or impose other penalties. Since the October 2024 platform-accountability ordinance (effective March 1, 2025, with permit verification live in June 2025), platforms such as Airbnb and Vrbo must verify a valid city STR permit through the city's electronic verification system before allowing bookings, re-verify listings every 30 days, report monthly, and remove listings the city identifies as illegal within seven days. Renewals require completed city STR training, Healthy Homes registration, no outstanding fines/liens, and closure of open code violations; operators must be reachable and able to reach the property within one hour, and NSTR operators must be present during guest stays. |
| Current rules effective | 2023-07-01 |
What will guests pay in taxes on a New Orleans stay?
Itemized occupancy taxes for New Orleans, LA — enter your nightly rate to see the real cost breakdown.
New Orleans occupancy tax calculator
| Gross rent | $450.00 |
| Louisiana State Sales Tax (5%)· usually collected by platform | $22.50 |
| Orleans Parish Gross Rentals Tax (5%)· usually collected by platform | $22.50 |
| Orleans Parish Occupancy Tax (STR) (6.75%)· usually collected by platform | $30.38 |
| Occupancy Privilege Tax + city nightly STR fees (0%)· usually collected by platform | $0.00 |
| Total tax (16.75%) | $75.38 |
| Guest pays | $525.38 |
Estimate only. Platform collection varies by listing site and agreement; verify rates with the taxing authorities.
Permits & licensing
New Orleans requires Non-Commercial Short-Term Rental (NSTR) Owner Permit (residential zones); Commercial Short-Term Rental (CSTR) Owner Permit (commercial/mixed-use zones); plus a separate STR Operator Permit to operate a short-term rental — the fee is $500, renewed annual.
NSTR owner permit: $500/year plus $50 non-refundable application fee; first-year fee is prorated by lottery quarter (100/75/50/25%). CSTR owner permit: $1,000/year plus $50 application fee (new CSTR applications suspended since June 8, 2023). Separate STR Operator permit: $150 (single NSTR unit) or $1,000 (single CSTR unit or multiple STR units). Nightly city STR occupancy fees also apply: $5/night (NSTR), $12/night (CSTR). Platform (PSTR) permit listed at $10,000 on the city page; 2024 platform ordinance reportedly created tiered fees of $5,000-$30,000.
Zoning & location rules
NSTRs are allowed only in specific residential/historic/mixed-use districts (city checklist lists eligible zones including R-RE, M-MU, HMR-1/2/3, VCE, HMC-1/2, HM-MU, HU-RS, HU-RD1/RD2, HU-RM1/RM2, HU-B1A/B1, HU-MU, S-RS, S-RD, S-RM1/RM2, S-LRS1, S-LB1/LB2, S-LC, S-MU, MU-1, MU-2, EC, CBD-1/2/3/5/6), capped at one NSTR or bed-and-breakfast per city square and awarded by quarterly lottery. STRs are prohibited in the French Quarter (Vieux Carre) except the small VCE entertainment district on Bourbon Street, and prohibited in the Garden District. CSTRs are limited to commercial/mixed-use zones (max 25% of units in a building, up to 5 bedrooms/10 guests per unit), and new CSTR applications have not been accepted since June 8, 2023 under CZO 19.4.A.20. The special-exception path that allowed up to two extra NSTR permits per square was abolished by Ordinance 30311 MCS (March 27, 2025).
Taxes
| Tax | Rate | Who collects |
|---|---|---|
| Louisiana State Sales TaxApplies to sleeping-room accommodations including STRs; rate rose from 4.45% to 5% on Jan 1, 2025 (Act 11, 2024 Third Extraordinary Session) and is scheduled to fall to 4.75% on Jan 1, 2030. Marketplace platforms collect on facilitated bookings; hosts remit on direct bookings. | 5% | platform |
| Orleans Parish Gross Rentals TaxCity tax on STR gross rentals, administered by the Department of Finance, Bureau of Revenue. Permitted platforms must collect and remit fees and taxes on behalf of users (Airbnb has remitted City of New Orleans taxes since Jan 1, 2017); hosts remit for direct bookings. | 5% | platform |
| Orleans Parish Occupancy Tax (STR)6.75% occupancy tax on short-term rentals listed on the city's official STR taxes page. Collected by permitted platforms on facilitated bookings; hosts remit for direct bookings. | 6.75% | platform |
| Occupancy Privilege Tax + city nightly STR feesFlat per-night charges, not percentages: Occupancy Privilege Tax of $0.50/night (1-299 rooms; $1.00 for 300+ rooms), plus city STR occupancy fee of $5/night for NSTRs and $12/night for CSTRs. Permitted platforms must collect and remit; hosts remit for direct bookings via the Bureau of Revenue. | 0% | platform |
Enforcement & penalties
Enforced by the Short Term Rental Administration (Department of Safety and Permits) via administrative adjudication hearings that can fine violators, revoke owner or operator permits, or impose other penalties. Since the October 2024 platform-accountability ordinance (effective March 1, 2025, with permit verification live in June 2025), platforms such as Airbnb and Vrbo must verify a valid city STR permit through the city's electronic verification system before allowing bookings, re-verify listings every 30 days, report monthly, and remove listings the city identifies as illegal within seven days. Renewals require completed city STR training, Healthy Homes registration, no outstanding fines/liens, and closure of open code violations; operators must be reachable and able to reach the property within one hour, and NSTR operators must be present during guest stays.
Administrative adjudication fines up to a state-law maximum of $1,000 per violation cited (industry sources describe unpermitted operation drawing $500-$1,000 per day, with permit revocation and platform delisting); platforms face reported fines of about $1,000 per illegal listing per day, and suspension/revocation of an operator's permit at one property extends to all properties they manage.
⚠️ HOA/condo rules may prohibit STRs regardless of city law.
Recent rule changes in New Orleans
October 7, 2025material
Fifth Circuit strikes LLC/business-entity ban and one-listing-per-ad rule (Hignell-Stark v. City of New Orleans, No. 24-30160)
The U.S. Fifth Circuit ruled New Orleans cannot bar LLCs and other business entities from holding STR owner or operator permits (Equal Protection) and cannot enforce the rule limiting each advertisement to one home, while upholding the operator on-site residency requirement, dual owner/operator permits, density caps, and disclosure rules. The city's April 2026 application checklist now accepts ownership by 'a natural person, trust or LLC.'
Official source →September 8, 2025
Federal district court largely upholds platform-accountability ordinance
Judge Jay C. Zainey ruled largely in the city's favor in Airbnb's challenge, upholding the city's authority to limit STR density, regulate permits, and impose platform verification duties; Airbnb announced an appeal.
Official source →June 1, 2025material
Platform permit verification goes live (June 2025)
As of June 2025, booking platforms (Airbnb, Vrbo, etc.) must verify that a listing has a valid city-issued STR permit through the city's electronic verification system before bookings can occur, re-verify listings regularly, and report monthly to the city. Exact go-live day not published; industry and legal sources report 'June 2025.'
Official source →March 27, 2025material
Ordinance 30311 MCS abolishes NSTR special-exception process
City Council adopted Ordinance No. 30311, M.C.S., removing CZO Section 21.8.C.18.r and permanently eliminating the special-exception path that had allowed up to two additional NSTR permits per city square beyond the one-per-square cap; the City Planning Commission discontinued processing remaining applications on October 9, 2025.
Official source →March 1, 2025material
Platform-accountability ordinance takes effect
Ordinance passed October 10, 2024 (Cal. No. 34,806) took effect March 1, 2025: STR platforms must hold a city platform permit with tiered annual fees reported at $5,000-$30,000, verify listings before publication, re-verify every 30 days, remove illegal listings within seven days of city notice, and collect and remit required taxes and fees on behalf of users.
Official source →July 1, 2023material
Current NSTR/CSTR framework takes effect (Ordinances 029381/029382 MCS)
New rules effective July 1, 2023 created the Non-Commercial (NSTR) and Commercial (CSTR) permit regime: one NSTR or B&B per city square awarded by lottery, one STR permit per owner, a resident operator required on site during guest stays, mandatory training, and noise monitoring devices for CSTRs.
Official source →June 8, 2023material
Moratorium on new Commercial STR (CSTR) applications
Pursuant to CZO 19.4.A.20, the city stopped accepting new Commercial Short Term Rental applications as of June 8, 2023; the moratorium remains in effect (existing CSTRs may renew).
Official source →
Frequently asked questions
›Is Airbnb legal in New Orleans?
Airbnb is legal in New Orleans, LA, but with significant restrictions — check the zoning and eligibility rules on this page before listing. Always confirm current requirements with the city before operating.
›Do I need a permit for a short-term rental in New Orleans?
Yes. New Orleans requires a Non-Commercial Short-Term Rental (NSTR) Owner Permit (residential zones); Commercial Short-Term Rental (CSTR) Owner Permit (commercial/mixed-use zones); plus a separate STR Operator Permit to operate a short-term rental, which costs $500 and must be renewed every year. Always confirm current requirements with the city before operating.
›How much does a New Orleans short-term rental permit cost?
The Non-Commercial Short-Term Rental (NSTR) Owner Permit (residential zones); Commercial Short-Term Rental (CSTR) Owner Permit (commercial/mixed-use zones); plus a separate STR Operator Permit costs $500 (annual renewal). NSTR owner permit: $500/year plus $50 non-refundable application fee; first-year fee is prorated by lottery quarter (100/75/50/25%). CSTR owner permit: $1,000/year plus $50 application fee (new CSTR applications suspended since June 8, 2023). Separate STR Operator permit: $150 (single NSTR unit) or $1,000 (single CSTR unit or multiple STR units). Nightly city STR occupancy fees also apply: $5/night (NSTR), $12/night (CSTR). Platform (PSTR) permit listed at $10,000 on the city page; 2024 platform ordinance reportedly created tiered fees of $5,000-$30,000.
›Can I Airbnb a non-primary residence in New Orleans?
Yes — New Orleans does not limit short-term rentals to primary residences, although each owner is capped at 1 unit. Zoning and other restrictions may still apply. Always confirm current requirements with the city before operating.
›What taxes do short-term rental hosts pay in New Orleans?
Hosts in New Orleans are subject to: Louisiana State Sales Tax (5%), Orleans Parish Gross Rentals Tax (5%), Orleans Parish Occupancy Tax (STR) (6.75%), Occupancy Privilege Tax + city nightly STR fees (0%) — roughly 16.75% total on gross rental revenue. Platforms like Airbnb collect some of these automatically; check each line's collection method on this page.
›What happens if I operate a short-term rental illegally in New Orleans?
Administrative adjudication fines up to a state-law maximum of $1,000 per violation cited (industry sources describe unpermitted operation drawing $500-$1,000 per day, with permit revocation and platform delisting); platforms face reported fines of about $1,000 per illegal listing per day, and suspension/revocation of an operator's permit at one property extends to all properties they manage. Enforced by the Short Term Rental Administration (Department of Safety and Permits) via administrative adjudication hearings that can fine violators, revoke owner or operator permits, or impose other penalties. Since the October 2024 platform-accountability ordinance (effective March 1, 2025, with permit verification live in June 2025), platforms such as Airbnb and Vrbo must verify a valid city STR permit through the city's electronic verification system before allowing bookings, re-verify listings every 30 days, report monthly, and remove listings the city identifies as illegal within seven days. Renewals require completed city STR training, Healthy Homes registration, no outstanding fines/liens, and closure of open code violations; operators must be reachable and able to reach the property within one hour, and NSTR operators must be present during guest stays.
New Orleans's STR rules changed 5 times recently.
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Related
Nearby covered cities
- Destin, FLPermit required
- Broken Bow, OKRestricted
- Atlanta, GAPermit required
- Austin, TXPermit required
- Nashville, TNPermit required
Sources
- Short Term Rental Administration - Home - City of New Orleansretrieved July 9, 2026
- Overview of Short Term Rentals in New Orleans - City of New Orleansretrieved July 9, 2026
- STR Taxes, Fees, and Fines - City of New Orleansretrieved July 9, 2026
- Commercial Owner's Permit (CSTR) - City of New Orleansretrieved July 9, 2026
- STR Operator's Permit - City of New Orleansretrieved July 9, 2026
- Sample NSTR Paper Application (City of New Orleans One Stop Shop)retrieved July 9, 2026
- Louisiana Dept. of Revenue - State sales tax rate for sleeping rooms/accommodationsretrieved July 9, 2026
- Hignell-Stark v. City of New Orleans, No. 24-30160 (5th Cir. Oct. 7, 2025)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 New Orleans and a qualified professional before operating.