Airbnb Laws in Massachusetts That MA Hosts Need to Know

Boston, Massachusetts Airbnb Laws

Understanding Boston’s Short-Term Rental Rules

The regulations for short-term rentals in Boston are governed by the City of Boston Short-Term Rental Ordinance, which was initially passed in 2018 and has been updated over time to address evolving needs. This ordinance outlines the requirements for licensing, registration, safety compliance, and operational standards for short-term rental properties. Short-term rentals in Boston are defined as charging a fee for rental stays less than 28 consecutive days.  

• Primary Residence Requirement: Short-term rentals are only allowed when properties are the owner’s primary residence. The owner must live on-site for at least nine months of the year. This applies to single-family homes, condominiums, and multi-family buildings (two- or three-family buildings where the owner must own all units). Investment properties are not eligible for STR use. 
• Licensing & Registration: To legally operate a short-term rental in Boston, property owners must register with Boston’s Inspectional Services Department (ISD) and pay a $200 fee per unit. Proof of primary residence, such as a utility bill or driver’s license, is required and must be updated annually. A separate business certificate, obtained through the City Clerk’s Office, is also mandated and costs $65, valid for four years. 
• Types of STRs Accepted in Boston: Boston recognizes distinct categories of short-term rentals: 
  • Limited Share Units: Rental of a room or shared space within the owner’s primary residence while the owner is present. Fees for limited-share units are $25 annually.  
  • Home Share Units: Rental of the owner’s entire primary residence for up to 365 nights per year while the owner is not present. Fees for home share units are $200 annually. 
  • Owner-Adjacent Units: Rental of one independent unit in a two- or three-family property that the owner occupies. Rentals are allowed for up to 365 nights annually. Fees for owner-adjacent units are $200 annually. 
  • Note: Restrictions on Single Whole Units: Boston’s short-term rental regulations specify that hosts can rent only one whole unit at a time. This means that if a property includes multiple rental types, such as both a home share unit and an owner-adjacent unit, the owner cannot rent both simultaneously when away from the property. 
• Occupancy Limits: Occupancy rules in Boston vacation rental homes are based on the type of STR. Limited share units are limited to three guest bedrooms or six guests, whichever is fewer; whereas home share units are limited to five guest bedrooms or 10 guests, whichever is fewer.  
• Insurance: Hosts are required to maintain liability insurance coverage of at least $1,000,000. But not all policies meet this requirement. Many Homeowners and Landlord policies exclude or limit necessary coverages for short-term rental activity, leaving hosts unknowingly misinsured. Proper Insurance not only meets Boston’s $1M requirement—it’s built for the unique risks of short-term renting. That includes guest-caused damage to your property and contents, lost revenue protection, robust liability coverage, and more. 
• Noise: Hosts must enforce quiet hours between 10 p.m. and 7 a.m., aligning with city-wide noise ordinances. 
• Point of Contact: Hosts or their designated contact person must be able to respond to complaints within two hours of notification.   
• Signage: All STR listings must include the city-issued registration number to ensure compliance. Failure to include this information can result in penalties or removal from booking platforms. 
• Safety: Properties must follow safety codes, including the installation of smoke detectors, carbon monoxide detectors, and fire extinguishers. Evacuation plans and clear locations of emergency exits, fire extinguishers, and fire alarms should also be visibly posted in rental units. 
• Taxes & Fees: A combined tax rate of up to 17.95% applies to all stays under 28 days. This includes: 
  • State Excise Tax (5.7%) 
  • City Excise Tax (6.5%) 
  • Convention Center Fee (2.75%) 
  • Community Impact Fee (up to 3%) 
• Neighbor Notification Requirement: Hosts are required to notify any residential dwelling located within 300 feet of the rental property about their short-term rental within 30 days of receiving a license from the city. This abutter notification must communicate that the property has been registered as a short-term rental. 
• Fines & Penalties: Instances of non-compliance include fines of up to $300 per day. Repeat violations may lead to listing removal or suspension of the STR license. 
• More Information: For additional information or to begin the registration process, visit Boston’s official Short-Term Rental Portal or contact the ISD at 617-635-5300. 

Mashpee, Massachusetts Vacation Rental Regulations

Mashpee Hosts Required to Obtain a Certificate of Registration

Mashpee adjusted regulations for short-term rentals Airbnb Laws in early March. Now hosts are now required to obtain a short-term rental certificate, or “Certificate of Registration” for their rental business and follow other applicable laws according to state and local health and safety. 

It is likely, prior to registration, short-term rental properties will be inspected by the Board of Health to ensure they are up to code regarding the building, electrical, plumbing and fire safety.  

With these regulations coming due across the U.S., hosts have a particular challenge to adapt to regulations while maintaining a healthy business. That is just how cities view short-term rentals – as a business. Given this fact, many cities also require hosts to provide proof of liability insurance upon registration. Ultimately, the goal is ensuring safe properties for guests and the community by requiring a generally higher level of standard of care. 

Quincy, Massachusetts Short-Term Rental Laws

Airbnb Laws Bans All Short-Term Rentals in Residential “A” Neighborhoods

As a suburb of Boston, Quincy sees consistent bookings for groups traveling to the area for both work and tourism. With this in mind, the city settled on new short-term rental Airbnb laws in the Spring of 2021. While still determining a formal way to track compliant rentals, the City has settled on a list of requirements for hosts.    

The new short-term rental Airbnb laws include the following requirements, mirroring those found in cities across the U.S.: 

• Mandatory registration process for each short-term rental  
• Mandatory health and safety inspection for each short-term rental  
• Short-term rentals are banned in Residential A neighborhoods  
• Short-term rentals are banned in income-restricted housing  
• Short-term rentals are limited to owner-occupied dwellings   

Revere, Massachusetts Vacation Rental Rules

Revere, MA, Airbnb Laws and Regulations for Short-Term Rentals

The Revere City Council of Massachusetts has passed a new short-term rental ordinance, which took effect July 1st, 2021. The Airbnb laws require that all units of housing posted for short-term rental shall be registered with the city of Revere, Massachusetts, pending an inspection from an Inspector from the Office of Short-Term Rental.  Unregistered short-term Airbnb rentals are subject to fines effective September 1st, 2022. 

The following are the key changes to the Short-Term Rental Ordinance:  

• Annual registration is required for each unit rented.  The Office of Short-Term Rental will track down unregistered short-term rentals and, after a brief warning period, will fined $300/day for posted rentals that remain unregistered.  
• Registration will require the following documentation:
  • Good Standing Check from the city to determine that no prior fees, fines, or taxes are due 
  • A certificate of short-term rental from the state 
  • A valid insurance binder of liability limits of no less than $250,000 per incident 
• Inspection will be required for all short-term rentals.  Owners should schedule inspections with both the Office of Short-Term Rental and the Fire Prevention Office.  
• Inspection will be required annually, and Registration will be renewed each calendar year after inspection, effective by the end of January, with the first registration being valid through January 2023.  
• Any unit rented for periods of less than 30 days qualifies under the Short-Term Rental Ordinance.  
• Short-term rentals may only rent to 2 persons per bedroom up to a maximum of 6 people total, exclusive of children under the age of 12.  
• Short-term rentals may not be offered as a sublet from a renter.  
• Commercial rentals are prohibited.  
• Registrations must maintain accurate logs of renters for 3A years.  
• The following do not qualify for short-term rental:
  • Neither a primary residence nora unit attached to a primary residence  
  • Deed-restricted or Section 8-funded units  
  • Units in condo or homeowner associations that prohibit short-term rentals  
  • Units in a calendar year that receive 3 or more violations of state code or municipal ordinance related to health, safety, sanitary conditions, excessive noise, improper trash disposal, or disorderly conduct  
  • Units whose owner is delinquent in payment of local taxes, fines and fees

West Tisbury, Massachusetts Airbnb Regulations

New Short-Term Rental Laws in West Tisbury 

In January 2025, West Tisbury adopted additional short-term rental regulations, building upon bylaws adopted in April 2024. These short-term rental regulations focus on preserving housing stock, promoting compliance, and maintaining neighborhood integrity.  

Key highlights include: 

• Short-Term Rental Eligibility: STRs are defined as leases of 30 days or fewer. STRs owned by LLCs, S-Corps, partnerships, trusts, or other legal entities are permitted only if all members are natural persons. One person must be designated as the owner for annual registration. 
• Licensing & Fees: All properties rented short-term must be registered with the town and renewed every two years. An administrative licensing fee of $400 applies for registration every two years. 
• Owner Rules: Owners are required to reside on the property for at least 30 days annually and may only rent one property as a short-term rental. 
• Minimum Stay: Rentals require a minimum stay of two nights. 
• Compliance & Safety Standards: Properties must meet specific inspection requirements, including fire safety compliance. The Town will conduct inspections to regulate occupancy, parking limits, and safety standards. 
• Penalties: Non-compliance with STR laws results in a $300 per day fine. 
• Exceptions: Properties rented for fewer than 14 days per calendar year are exempt from STR regulations. 
• More Information: Find more information about STR laws in West Tisbury. 

Limited Discussion of Airbnb Insurance Coverage Requirements

While cities across the world are still trying to create legislation for the explosion in short-term rentals, few officials have addressed the elephant in the room: commercial liability insurance. 

A big source of Airbnb insurance problems is the lack of coverage that property owners have. When it comes to renting out your home, most new property owners don’t realize that their homeowner’s insurance does not cover rental situations. This often leaves them uninsured and exposed to two of the biggest issues in the rental business: liability and property damage. 

As for property damage, this is self-explanatory. When your home is damaged, it’s normally your homeowner’s insurance that steps in to take care of the bill. But if a guest wrecks your property, then you may just find yourself having to pay for the repairs out of your own pocket! Proper insurance wants to help you avoid these common mistakes and acts as an all-in-one coverage against property damage, liability, and business income. Proper insurance also meets all city requirements for short-term renting! 

Quote Your Massachusets Short-Term Vacation Rental Today

Interested in a policy to protect you and your business from liability and damage claims? Proper Insurance is the nation’s leading short-term rental insurance provider, available in all 50 states and the District of Columbia. Backed by Lloyd’s of London and Concert Group, and exclusively endorsed by vacation rental leaders such as Vrbo, Proper Insurance is built on world-class insurance coverage. Proper’s policy covers vacation homes, townhouses, condos, duplexes, cabins, cottages, apartments, and more. With expert vacation rental underwriters, we can tailor a policy specific to your short-term rental property. 

Please note: The information provided is intended as a guide and may not be comprehensive or current. Regulations may change and could vary by area or situation. Always consult local authorities or a legal professional to ensure you have the most accurate information for your short-term rental property. Given that STR laws and regulations are always changing, we rely on our community to keep us informed. If you have any additional information or updates relating to our posts, let us know at info@proper.insure!