Chapter 1

Navigating Los Angeles Airbnb Laws in 2025: The Host’s Guide

Last updated: May 2025

Operating a short-term rental in Los Angeles comes with a long list of rules—and in 2025, enforcement is stricter than ever. Recent reports suggest that nearly half of Airbnb listings in the city aren’t compliant with current Los Angeles Airbnb laws, leaving many hosts vulnerable to hefty fines.

Whether you’re already hosting or planning to start, understanding the city’s rules is essential. This guide breaks down the key Airbnb rules in Los Angeles, including how to register your property, what counts as a legal rental, and the latest updates for 2025—so you can stay compliant and avoid penalties.

Heads up: The information in this article applies specifically to short-term rentals within the City of Los Angeles. If your property is located in an unincorporated area of LA County, it falls under a separate set of county-level regulations.

Don’t see the form to download our vacation rental agreement? Click here.

What’s considered a short-term rental in Los Angeles?

In Los Angeles, a short-term rental (STR) refers to renting out a residential property, or part of one, for 30 days or fewer at a time. To abide by Los Angeles Airbnb rules and operate legally, the property must be your primary residence—meaning you live there for more than six months each year.

Before listing your home on platforms like Airbnb or Vrbo, you’ll need to register with the city and get a valid Home-Sharing Registration Number. The city sets a limit of 120 rental nights per calendar year, unless you apply for an Extended Home-Sharing permit, which allows you to host year-round if you meet extra requirements.

Short-term rentals are not allowed if the property:

Is not your primary residence
Is under rent stabilization
Is an accessory dwelling unit (ADU)

Staying compliant with these Los Angeles short-term rental laws helps keep your listing active—and legal.

How to start an Airbnb in Los Angeles

Want to open an Airbnb in the City of Los Angeles? Here’s what you need to do to abide by Los Angeles Airbnb laws while getting up and running.

Step 1: Check your eligibility

To qualify, you must live in the property as your primary residence. You can only register one property at a time. If you rent (rather than own), you’ll need written permission from your landlord to host guests.

These requirements aim to protect long-term housing in the city and prevent displacement of local residents.

Step 2: Register your business

Running a short-term rental is considered a business activity, so you’ll need to register with the city. Start by choosing a business structure that fits your situation:

Sole proprietorship: Easy to set up, but you’re personally liable
Partnership: Share profits and responsibilities with a partner
Corporation: Offers more legal protection, but comes with added paperwork
LLC (Limited Liability Company): Flexible structure that protects your personal assets

If your business name is different from your legal name, you’ll need to file a Fictitious Business Name (FBN) Statement with the Los Angeles County Registrar and publish it in a local newspaper. Also keep in mind that you’ll need to renew your business license annually.

Step 3: Register for a Home-Sharing Number

Before listing your property, you’ll need to register with the Los Angeles Department of City Planning and get a valid Home-Sharing Registration Number. This number must appear on every listing and every advertisement and renewed annually—it’s required by law.

You can register online through the Home-Sharing Portal or apply in person. The fees vary based on the type of permit:

Regular Home-Sharing Permit ($199): Allows up to 120 rental nights per calendar year
Extended Home-Sharing Permit ($1,066): Lets you host year-round, but includes additional requirements

Approval may take several weeks, so apply early to avoid delays in your listing going live. Don’t sleep on this—operating without a valid registration number can result in daily fines and platform removal!

Step 4: Prepare your property for guests

Before welcoming guests, your property must meet city safety requirements. This includes:

Working smoke detectors
Carbon monoxide detectors
Fire extinguishers
A clear, posted emergency exit diagram
Emergency contact info and 9-1-1 instructions provided to guests

Beyond compliance, create a comfortable guest experience with clean linens, essential toiletries, and clear check-in instructions. A little hospitality goes a long way in getting five-star reviews.

Step 5: Set up tax collection

Short-term rentals in Los Angeles are subject to a 14% Transient Occupancy Tax (TOT) on bookings of 30 days or fewer. Platforms like Airbnb typically collect and remit this tax on your behalf—but not always.

Check with your platform to confirm. If they don’t handle TOT for you, you’ll need to register directly with the City of Los Angeles Office of Finance to collect and pay the tax yourself.

Failure to pay the TOT can result in penalties and jeopardize your registration.

Step 6: Create your listing

Once your property is registered and guest-ready, you can publish your listing. Highlight unique features, nearby attractions, and standout amenities to make your property appealing.

Do some market research by browsing other listings in your area to set a competitive nightly rate. And don’t forget: your Home-Sharing Registration Number must appear on the listing. Platforms are required to verify it before processing any bookings.

To complete your Home-Sharing registration, you’ll need to gather a few important documents:

Proof of primary residence (any two of the following):
- Driver’s license or state ID
- Voter registration card
- Utility bill (electricity, gas, water)
- Property tax bill or mortgage statement
- Health or vehicle insurance bill
- Pay stub issued within the past 6 months
Government-issued photo ID
Landlord approval (if you’re renting): A signed letter giving you permission to host short-term stays (this is known as short-term rental arbitrage)
TOT registration certificate (if applicable): If your platform doesn’t collect the 14% hotel tax on your behalf, you must register with the Office of Finance

Having these on hand will make the registration process faster and easier.

In summary: key Los Angeles Airbnb laws to follow

Clearly, there are some strict Los Angeles short-term rental rules to follow—and staying compliant is the best way to avoid fines. Let’s review the most important things to remember.

You must register annually

You’ll need to renew your registration annually—and we’re talking about both your business tax registration and your Home-Sharing number.

It must be your primary residence

You must live in the property for at least 275 days per year. Secondary homes and rent-stabilized units are not eligible.

Some properties are ineligible

The following types of housing cannot be used for short-term rentals:

Accessory dwelling units (ADUs)
Rent-restricted or rent-stabilized units
Second homes and investment properties

Night limits apply

Keep in mind that:

Unhosted stays (when you’re not present) are limited to 90 nights/year.
Hosted stays (when you’re home) are allowed year-round.
Extended permits let you exceed these caps, but with stricter rules.

Guest limits are enforced

Each bedroom can host 2 guests, and up to 2 additional people are allowed per listing. The maximum is 12 guests total per booking.

Registration number required

You must display your valid registration number:

On all listings and ads
Inside the property (printed and posted)

Hosting platform responsibilities

Booking platforms like Airbnb and Vrbo have to follow Los Angeles short-term rental regulations, too. They must:

Confirm that each listing has a valid registration number
Include that number in the booking process
Remove noncompliant listings when notified by the city

If they don’t follow these rules, they can face fines of up to $1,000 per listing per day.

Safety checklist for LA hosts

Safety is a big part of staying compliant with LA Airbnb rules. Here’s what your rental must have:

Smoke and carbon monoxide detectors
Fire extinguisher
Emergency contact information
Instructions for dialing 9-1-1
Exit map posted clearly inside the property

These measures aren’t just for compliance—they’re also essential for guest safety and peace of mind.

Enforcement and penalties

Los Angeles takes enforcement seriously. Hosts who break the rules may face:

Fines of up to $2,000 per day, or twice the average nightly rate (whichever is higher)
Listing removal from Airbnb, Vrbo, and other platforms
Suspension or revocation of your registration certificate

If you receive a notice of noncompliance, you have 10 days to file an appeal. Otherwise, you’ll need to cancel upcoming bookings and reapply once you meet the requirements.

New Los Angeles Airbnb laws for 2025

In response to recent wildfires and windstorms, Los Angeles County introduced temporary measures to support displaced residents and ease housing pressure. These changes apply from January 7, 2025, to May 31, 2026, and affect short-term rental rules in unincorporated areas of the county.

Here’s what hosts should know.

Temporary STR flexibility

To help expand housing options, the following restrictions have been temporarily lifted in eligible areas:

Operate multiple STRs: You’re allowed to list more than one property.
Use ADUs and junior ADUs: These can now be rented short-term.
List vacation rentals as STRs: Secondary homes typically restricted from STR use may now be eligible.
Offer unlimited unhosted stays: The 90-night cap for unhosted rentals is waived.

These rule changes are designed to provide temporary relief for residents affected by disasters—they are not permanent and only apply within the county’s unincorporated zones.

Eviction protections for displaced tenants

Tenants living in unincorporated areas of Los Angeles County are protected from eviction if they’ve taken in unauthorized guests or pets due to displacement from the January 2025 disasters. This provision can be used as a legal defense against eviction actions.

FAQs about Los Angeles Airbnb laws

Let’s review some of the most frequently asked questions about Los Angeles Airbnb laws.

Is Airbnb in Los Angeles legal?

Yes—as long as you follow the rules set by the city’s Home-Sharing Ordinance, including registration and compliance with rental limits.

What are the rules for home sharing in Los Angeles?

Los Angeles has specific regulations in place to ensure short-term rentals operate responsibly. Here are the essentials:

Registration is required: Before listing your home, you must register with the city and get a Home-Sharing Registration Number. This number must be included in all your listings and ads.
Only primary residences qualify: You can only host if the property is your primary residence, meaning you live there for at least six months each year.
There’s a 120-night limit: Hosts can rent their home for up to 120 nights per calendar year. Want to go beyond that? You’ll need to apply for an Extended Home-Sharing permit.

Can I Airbnb my primary residence in Los Angeles?

Absolutely. You can rent your primary residence for up to 120 nights/year, or year-round with an Extended Home-Sharing permit.

Do I need a permit to host on Airbnb in LA?

Yes. You must apply for a Home-Sharing Registration Number through the Los Angeles City Planning department before hosting.

How do I get an Airbnb permit in Los Angeles?

To legally host in LA, you’ll need to register your property through the city’s official portal. Here’s how:

Visit the Los Angeles City Planning website.
Complete the online application and upload the required documents.
Pay the registration fee.

Once approved, you’ll receive a unique Home-Sharing Registration Number. This number must be displayed on every listing you publish.

What’s the TOT tax for short-term rentals?

The TOT tax is a 14% hotel tax charged on stays of 30 days or less. Airbnb usually collects and submits it for you, but if they don’t, you’ll need to register with the Office of Finance and handle it yourself.

Manage your LA vacation rental with Lodgify

Staying on top of local short-term rental laws can be overwhelming—especially in a large city like Los Angeles. From taxes to night limits, safety rules to registration numbers, there’s a lot to keep track of.

Once your business is up and running, Lodgify can help you stay organized and efficient. Our vacation rental software offers automated calendar sync, channel management, and centralized booking tools—so you can focus on delivering standout guest experiences.

Want to see it in action? Start your free trial or book a demo today.