Do HOAs Allow Airbnb? What Hosts Should Know About CC&Rs

The Complicated Relationship Between HOA Rules & Airbnb Hosts 

What’s an HOA & What Do They Do? 

A homeowners association’s purpose is to define, maintain, and enforce community standards. In communities with HOAs, residents own and upkeep their property, but the HOA owns and maintains common areas like pools, spas, and gyms. These are called “deed-restricted” communities because the HOA rules are connected to each resident’s property deed.  

Rules within HOAs are referred to as CC&Rs, which stands for Covenants, Conditions, and Restrictions, and lays out standards for things like:  

• How the property is used 
• How the property appears and is maintained 
• Insurance and lender protection requirements 
• Restrictions regarding parking, pets, occupancy, etc. 
• Assessments and procedures for correcting violations 
• Consequences for violating the CC&R agreement 

More Than an HOA: About POAs and COAs 

There are also related situations a short-term rental host should keep in mind: both COAs (Condominium Owners Associations) and POAs (Property Owners Associations) use with CC&Rs: 

• In a Condominium Owners’ Association (COA), residents individually own their condominium unit along with a percentage of the shared common areas. The COA itself doesn’t own property, but member dues fund the cost of maintenance and repairs for shared amenities such as roofs, hallways, and pools. 
• A Property Owners’ Association (POA) is typically broader in scope than an HOA or COA. POAs often oversee large master-planned communities, rural developments, or land designated to remain partially undeveloped. They manage overarching rules, infrastructure, and amenities that affect all owners within the community.  

How & Why HOAs Restrict Short-Term Rentals 

HOAs want to maintain a community’s social norms, safety, appearance, and environment. That means everything from consistent landscaping and exterior paint colors to HOA Airbnb rules. Some people who live in closed communities enjoy that HOAs don’t allow STRs; vacationers bring the potential to disrupt peace and quiet, heightening uncertainty and risk. As a result, HOAs may reject or strictly regulate Airbnbs in favor of resident privacy and security.  

The most common HOA responses to the Airbnb phenomenon are: 

• Disallowing residents from renting their properties short-term, mid-term, and/or long-term 
• Occupancy limits    
• Requirements of short-term rental guests, which may include restrictions on pets, fees for using amenities like the pool or tennis courts, registration requirements, noise limitations, etc. 
• Charging a fee to homeowners who want to rent short-term 
• Proof of insurance specific to short-term rentals, like a Commercial Homeowners policy   

It’s not enough to look at the CC&Rs and local Airbnb laws, find there’s no outright ban on Airbnbs, and list your place. There are details you should ask your HOA that may be less straightforward, like “Are there restrictions on when I can or can’t rent to vacationers?” or “Are there specific rules my guests must follow to use common area amenities like hot tubs, pools, or grills?”  These are all important to straighten out with your HOA before starting your short-term rental business. 

HOA Regulations (Usually) Overrule Local Airbnb Laws 

It’s important to remember that even if it is legal to short-term rent your property at the state or local level, whether your HOA allows Airbnbs normally trumps local STR laws. Because, despite not being a governmental authority, an HOA’s authority is legal because you signed your name to a document agreeing to the CC&Rs. However, state Airbnb laws can override or modify HOA authority, which is something we’re seeing more of across the country.

HOA Influence Across the Nation 

On the West Coast, California restricts HOA and COA authority under Civil Code §4739, which prevents associations from banning leases of 30 days or more. This leaves HOAs the ability to prohibit Airbnb and VRBO stays of less than 30 days, while maintaining any guest requirements outlined in the CC&Rs. 

On the East Coast, Florida Statute §720.306(1)(h) limits HOA authority over rental caps, stating that any rental restriction adopted after the law went into effect in 2021 only applies to (a) owners who purchased the property after the legislation went into effect and (b) owners who consent to this governing document. This means HOAs in Florida can still restrict mid- and short-term rentals (less than 6 months) and regulate rental frequency (e.g., no more than 2x per year). 

Many property owners and investors are drawn to HOA governed communities for one reason: the amenities! Consider a Florida subdivision—you might get a pool, hot tub, gym, pickleball court, and private waterfront access included in a property purchase. Amenities are very attractive to vacationers; they’re looking for a convenient, all-in-one experience at an Airbnb. So, if the HOA allows Airbnbs, it can actually be a savvy move to host a short-term rental.