Boston, MA

As an Airbnb host, it’s important for you to understand your local laws. We provide a platform and marketplace, but we don’t provide legal advice. Even so, we want to share some info to help you understand laws and other rules that relate to short-term rentals in Boston. The information in this article isn’t exhaustive, but it should help you start your research on local laws. If you have questions, contact the Boston Licensing Board, Inspectional Services Department, or other city agencies directly, or consult a local lawyer or tax professional.

Registration requirements

Anyone who hosts short-term stays (28 days or less) in Boston is required to register as a short-term rental operator with the city. If you host in Boston, you’ll need to complete both the Boston registration requirements and the Massachusetts Department of Revenue requirements in order to comply.

Is my property eligible to host as a short term rental?

• If you live in the property you intend to rent short-term, or if the property is in another unit of a two or three family dwelling that you own and occupy, you may be eligible to host short-term stays
• You will need to ensure that the property is compliant with housing codes and not restricted by an affordability covenant
• Boston provides a short-term rental eligibility tool, which you can use to confirm your eligibility before applying

Where can I register my property?

• You can register online, by mail, or in person; online registration is available here

What documents do I need to submit with my registration?

To prove the property is your primary residence, you’ll need to submit two of the following:

• Proof of residential exemption
• Utility bill (gas, electric, oil, or water)
• Voter registration (paper certificate from the Elections Department only)
• Motor vehicle registration
• Deed
• Driver's license or state-issued identification

How do I get a business certificate?

Once you receive your short-term rental license, apply for a business certificate from the City Clerk’s office via mail or in person. You’ll need to get the signature on your application notarized, which can be done at the City Clerk’s Office. You may continue hosting while your business certificate is pending.

To get a business certificate, you need:

• Business certificate application form (be sure to check "new filing" if you are a new applicant)
• $35 application fee for Massachusetts residents ($65 if you are not a Mass. resident but want to conduct business inside the state)
• Registration number form from inspectional services
• (Business certificates must be renewed every 4 years)

How much does registration cost?

The fee depends on your specific short-term rental unit type:

• Limited Share Units: $25 per year for each unit
• Home Share Units: $200 per year for each unit
• Owner-Adjacent Units: $200 per year for each unit

Are there any steps I should take after registering?

• Include the registration number on any listing offering a unit as a short-term rental
• Post a sign inside the unit that lets occupants know the location of fire extinguishers, fire exits, and pull fire alarms
• Within 30 days of being issued a short-term rental license, notify neighbors within 300 feet that a unit has been registered as a short-term rental unit
• You must renew your short-term rental license each year; licenses do not transfer with the sale of the unit

Zoning Code

The Boston Zoning Code provides guidance for regulation of uses in Boston neighborhoods. Consult Article 2 of the Zoning Code to determine whether your listing might implicate any zoning definitions. Important definitions include "use," "accessory use," "dwelling," "lodging house," "boarding house," and "family."

Taxes

The City of Boston excise and convention center taxes (together known as room occupancy taxes) may apply to your listing. Refer to the Massachusetts Room Occupancy Tax Guide for more details. In addition, the Massachusetts excise tax may also apply. Refer to Section 64G(3) of the State Tax Code.

As of July 1, 2019, Massachusetts state law requires certain intermediaries to collect and remit these taxes to the appropriate parties. As a result, Airbnb will collect and remit these taxes for short-term rental hosts in Boston. In addition, Massachusetts state law requires that you register with the State’s Department of Revenue–you can learn more here.

Other rules

It's also important to understand and abide by other contracts or rules that bind you, such as leases, condo board or co-op rules, HOA rules, or rules established by tenant organizations. Please read your lease agreement and check with your landlord if applicable.

Our commitment to your community

We are committed to working with local officials to help them understand how Airbnb benefits our community. Where needed, we will continue to advocate for changes that will allow regular people to rent out their own homes.