Thinking about listing your D.C. home for short stays this year? Washington, D.C. has clear rules you must follow, including getting registered before you advertise and tracking a 90-night cap for certain bookings. It can feel complex at first, especially if you live in a condo or travel often. This guide walks you through the essentials so you can plan confidently and avoid costly missteps. Let’s dive in.
D.C. STR rules at a glance
D.C. requires you to register or obtain a license before you advertise or host a short-term rental. This is a must-do step, not optional. The District also separates rentals into two categories: hosted and unhosted. If your listing is unhosted and in your primary residence, you are limited to 90 nights per calendar year.
Registration does not override other rules. Building safety codes still apply. Condo and HOA restrictions remain in force and may be stricter than city rules.
Hosted vs. unhosted stays
Hosted means you are physically present in the home during the guest’s stay. Unhosted means you are not there. Hosted stays are generally allowed once you register and meet tax obligations. They do not count toward the 90-night unhosted limit.
Unhosted stays are treated as vacation rentals. In D.C., unhosted short-term rentals are permitted only in your primary residence and are capped at 90 nights per calendar year.
Primary residence proof
To qualify for hosted listings or for the unhosted 90-night allowance, you must show that the property is your primary residence. You should be ready to provide reliable evidence when you register. Strong examples include a driver’s license or state ID with the property address, voter registration, recent utility bills in your name, and tax mailings that match the address.
If your mailing address is different, be prepared to explain and provide extra documents that show you primarily live at the rental address. Keep your proof current so renewal is smooth.
The 90-night cap explained
The 90-night limit applies only to unhosted short-term stays in your registered primary residence. Nights when you are present do not count toward the cap. The cap is measured on a calendar-year basis, so you should track unhosted nights from January through December.
If you are getting close to 90 unhosted nights, consider shifting future bookings to hosted stays where feasible. Keep clear records so you can demonstrate compliance if asked.
Condos, leases, and buildings
Condo bylaws, HOA rules, and lease terms can restrict or prohibit short-term rentals, even if you are properly registered with the District. Private rules are separate and are often enforced strictly by associations or landlords. Always confirm your building’s rules before you apply or accept bookings.
Some property types may have occupancy or safety requirements. Depending on your building and unit type, you may need to confirm certificate of occupancy details or safety items like smoke and carbon monoxide detector compliance.
Registration checklist and steps
Use this step-by-step checklist to prepare your application and stay organized from the start.
- Confirm eligibility and private rules
- Review your condo bylaws, HOA rules, or lease for any STR limits or bans.
- Confirm your property type and safety requirements.
- Gather primary residence proof
- Government-issued photo ID with your name.
- Several of the following with your property address: driver’s license or state ID, voter registration, recent utility bills, deed or lease, tax bill, or official mail showing occupancy.
- Collect property and safety documents
- Deed or lease to show ownership or occupancy rights.
- Condo or HOA documentation showing whether rentals are allowed.
- Certificate of occupancy or building permits if your property type requires it.
- Smoke and carbon monoxide detector compliance documentation if required.
- Prepare business and tax details
- Social Security number or EIN for tax filings.
- Register with District tax authorities as required for transient occupancy and related taxes.
- Keep any records of prior STR activity for reference.
- Complete the STR registration
- Provide your exact address and unit number.
- Add contact information and an emergency contact if you will be absent.
- Note maximum guest count and sleeping areas.
- Confirm or obtain liability insurance if needed.
- Post your registration number
- If required, display your registration or license number on all listings and advertisements.
- Keep a nightly log
- Maintain a calendar of hosted and unhosted stays, guest names, and payment records.
- Plan renewals
- Mark your calendar for renewal deadlines. Be ready to update primary residence proof and confirm nights rented during the year.
Taxes and ongoing compliance
Short-term rental operators must register with District tax authorities and collect and remit applicable taxes. Some platforms may collect and remit certain taxes for you, but you are responsible for ensuring all taxes are paid correctly. Keep copies of registrations, filings, and remittance records for multiple years as required by law.
Renew your registration as directed. Updates often include primary residence proof, current contact details, and a report of nights rented. If you make changes to your property or occupancy, update your registration promptly.
Track nights and keep records
A simple spreadsheet or calendar will help you avoid exceeding the 90-night unhosted cap. For each booking, record the dates, whether you were hosted or unhosted, the number of guests, and payment details. Save copies of booking confirmations, guest communications, and receipts.
Good records make renewals easier and help you respond quickly to any compliance questions.
Avoid common mistakes
Common violations include operating without registration, exceeding the 90-night unhosted limit, misrepresenting primary residence, ignoring condo or HOA restrictions, and failing to collect or remit taxes. These can lead to fines, registration denial or revocation, and platform removal.
To reduce risk, verify private rules before you apply, track nights closely, and keep your documents up to date. If a situation is complex, consult the District’s registration guidance or a local attorney.
Practical tips to stay compliant
- Start early. Registration, tax setup, condo approvals, and insurance can take time.
- Use a running log. Track hosted vs. unhosted nights by calendar year.
- Plan your calendar. If you are nearing 90 unhosted nights, convert future bookings to hosted stays when possible.
- Keep proof handy. Update your primary residence documents and store them with your registration file.
- Coordinate with your building. Share your plans with your HOA or management and follow any house rules.
Ready to move forward?
If you want help weighing the pros and cons of short-term renting as part of your larger housing or selling strategy, let’s talk. We can review timing, resale impacts, and neighborhood market dynamics so you can choose the best path for your goals. Start the conversation with Unknown Company.
FAQs
Do I need a license to do short-term rentals in D.C.?
- Yes. You must register or obtain a license with the District before advertising or hosting short stays.
How does D.C. define hosted vs. unhosted stays?
- Hosted means you are physically present during the guest’s stay; unhosted means you are not and those nights count toward the 90-night cap if the unit is your primary residence.
What counts toward the 90-night cap in D.C.?
- Each unhosted night in your registered primary residence counts as one night, measured on a calendar-year basis.
Can I short-term rent a non-primary residence in D.C.?
- Non-primary residences face stricter limits and may not qualify for the unhosted 90-night allowance.
How do condo or HOA rules affect short-term rentals?
- Private rules can prohibit or limit STRs and are enforced separately, even if you are registered with the District.
What happens if I exceed 90 unhosted nights?
- You risk fines, loss of registration, and removal of unhosted privileges for your listing.
Do platforms handle taxes for me in D.C.?
- Some platforms may collect and remit certain taxes, but you are responsible for ensuring all required taxes are paid and records are kept.
What if I miss my renewal deadline?
- Your permission to operate can lapse and you may face fines, so track deadlines and renew on time.
