With a soccer tournament involving the entire world being held in 11 US cities, millions of fans, both international and domestic, are expected to travel across the country from June 11–July 19. Demand for accommodations has already skyrocketed in each host market, with prices soaring and availability dropping. For landlords, this presents a major opportunity for short-term rentals.
In order to capitalize on this chance, landlords need to know the short-term rental laws in their city as they are often strictly regulated. Regulations are constantly changing, and some cities have even adopted new legislation to adapt to the global event. In this guide, find out everything landlords need to know about short-term rental laws in your city to make the most of the event.
Table of Contents
The 2026 host cities in the US are:
- Atlanta
- Boston
- Dallas
- Houston
- Kansas City
- Los Angeles
- Miami
- New York/New Jersey
- Philadelphia
- San Francisco Bay Area
- Seattle
Short-Term Rental Basics Before Listing for the Event
Before we dive into the intricacies of each city, landlords should know the basics of short-term rentals. While requirements vary, most cities use similar regulatory frameworks and terms.
Short-term rental (STR)
A short-term rental is usually 30 days or less, but each city defines it differently; some metros have even shorter thresholds.
Primary residence vs. non-owner-occupied
Many cities restrict short-term rentals to primary residences, though there are some exceptions. The exact definition can vary city-by-city, but it usually means that the owner or main resident has to live on the property for a certain number of days of the calendar year.
Hosted vs. unhosted stays
Some cities differentiate between hosted and unhosted stays and put a cap on the amount. A hosted stay means the owner is on-site during the guest’s stay. An unhosted stay allows guests to occupy the entire unit without the host present.
Landlord vs. tenant operations
Property owners or designated agents are usually allowed to rent out their property as a short-term rental, though the exact specifics depend on the city. However, in some places, long-term tenants (tenants who have lived there for a long enough period, as defined by the city) are allowed to rent out the space as well.
Proper licensing
To be able to rent out your property short-term, usually you will have to get the applicable permits, licenses, and certificates, and register with the city and its departments. Some cities require you to register your short-term rental and get licensed as a business.
Zoning, building, and HOA rules
Depending on city zoning, short-term rentals may not be allowed in certain areas. Even when permitted by the city, HOA or condo association rules can prohibit them.
Renting out a room
Rooms for rent are generally included in short-term rentals. Occupancy limits and safety requirements may differ. Whether you should rent out a room depends on you as it means sharing your space.
Taxes
The taxes for short-term rentals are different compared to intermediate or long-term rentals, so be sure to check your local tax regulations and laws. Short-term rentals are typically subject to transient occupancy, hotel, or lodging taxes. Check your city and state’s tax laws to ensure you are complying.
Accessory dwelling units (ADUs)
Some cities allow for short-term rentals to be accessory dwelling units, which are an additional living space on the same property as the primary home. What counts as an accessory dwelling depends on the city, as well as if it is allowed to be used as a short-term rental.
Responsible party/local contact
Most cities will stipulate that a responsible party’s information needs to be provided. This is a person who will serve as the local point of contact for renters during the stay, whether it’s the owner or a representative. Laws vary but usually the responsible party will have to be available 24/7 during the stay and be able to respond within a designated timeframe.
Operational requirements
Operational requirements are the rules a short-term rental must follow to operate legally and safely. This includes maximum occupancy limits, required posted notices, applicable local and state laws and building or fire codes, and any other compliance obligations tied to day-to-day operation.
City-by-City Breakdown
Because short-term rental laws vary by jurisdiction, landlords must verify regulations at the city level. Several stadiums are located outside major city centers, meaning the governing municipality may differ from the city name most visitors recognize.
Atlanta Short-Term Rental Laws
In Atlanta, a short-term rental is a residential property rented for 30 consecutive days or fewer, and the owner does not have to be on-site during a guest’s stay. Short-term rentals are tied to a primary residence. An owner can obtain a license for a primary residence and include one additional property under that license.
Licensing is required and must be renewed annually, and the license number must be displayed in any listings or advertisements. The application can be submitted by the owner, a long-term tenant, or an authorized short-term rental agent, and it typically requires proof of identity, primary-residence documentation, proof of ownership, and proof that neighbors were notified.
Boston Short-Term Rental Laws
Boston only allows short-term rentals in properties tied to primary residences, which are homes where the owner lives at least nine months of the year. Stays must be fewer than 28 consecutive days, and while there’s no annual cap on total rental days, operators must be able to document that the remaining unit is the owner’s primary residence.
The city groups short-term rentals into three categories, each with specific limits:
- Limited share: renting a bedroom while the owner is present
- Home share: renting the entire primary residence unit, with larger occupancy caps
- Owner-adjacent: renting a secondary unit in an owner-occupied two- or three-family building
Operators need a city business certificate plus an annually renewed short-term rental registration. They also must include the active registration number on all ads and designate a 24/7 local contact who can respond in person within two hours.
Dallas Short-Term Rental Laws
A short-term rental in Dallas is any residential property, or part of one, rented for 30 consecutive days or fewer; it does not have to be a primary residence. However, the regulatory landscape is unsettled due to ongoing litigation: while Dallas adopted stricter zoning and operating rules in 2023, those provisions were blocked and are not currently enforced.
Operators are required to register with the City of Dallas before operating and renew that registration annually. Any listings/advertisements must display the registration number. Because court decisions or future city action could change what’s enforceable, landlords should plan for shifting requirements and keep a close watch on local updates.
Fort Worth short-term rental laws
In Fort Worth, a short-term rental is any stay of one to 29 consecutive days, and the unit does not need to be the owner’s primary residence. Short-term rentals are generally limited to mixed-use and many form-based, commercial, and industrial zoning districts, since they’re not allowed in most residential districts.
All operators must register with the City of Fort Worth before operating and renew annually, including providing a Zoning Confirmation. Ongoing obligations include maintaining records that support amounts reported on monthly Hotel Occupancy Tax (HOT) filings, listing the current registration number on advertisements, and designating a local responsible party.
Arlington short-term rental laws
Arlington defines a short-term rental as a stay of one to 29 consecutive days. Short-term rentals are only allowed in designated short-term zoning districts, though some existing residential structures in non-residential or mixed-use zoning areas may also qualify.
The main requirement is an annual short-term rental permit, as well as inspections. The application typically includes proof of a Hotel Occupancy Tax account, $1 million minimum liability insurance, parking and floor plan documentation, and rental rules. When you post your listing, don’t forget to include the short-term rental permit number.
Houston Short-Term Rental Laws
In Houston, a short-term rental is any property rented for one to 30 consecutive days. Most residential properties can operate as short-term rentals, but the city generally excludes certain lodging classifications from the short-term rental registration framework.
Operators must obtain a city short-term rental certificate of registration and renew it annually. The application requires core details like hotel occupancy tax documentation, along with items like listing platforms and completion of human trafficking awareness training. All listings must contain the certificate of registration number and the maximum occupancy limit.
Kansas City Short-Term Rental Laws
A short-term rental is any residential stay of fewer than 30 consecutive days in Kansas City, and the city’s rules hinge on whether the unit is resident or non-resident. Resident short-term rentals require an owner or tenant to live on-site as a primary residence (owners must occupy the home at least 270 days per year). Non-resident short-term rentals have no primary resident.
Resident short-term rentals can operate in residential zones, while non-resident short-term rentals are only allowed in commercial zones. Both categories require city registration and substantial documentation. The city also offers a major event registration option that’s valid May 3–July 31 for operators renting only during that period, while standard annual registration applies outside that window. Online listings must also include the registration number.
Los Angeles Short-Term Rental Laws
Short-term rentals in Los Angeles (one to 29 days) are only allowed in a primary residence. A primary residence is generally where you live more than six months per year, and the city does not separate hosted versus unhosted stays. Instead, allowable rental activity depends on the type of home-sharing registration you hold: a regular registration (up to 120 days per year) or an extended registration (more than 120 days, with additional requirements).
Registration is required, operators must designate a local contact available 24/7/365, and include the registration number in all marketing and listings. All listing/occupancy controls must be followed, such as only allowing one booking at a time if multiple listings exist for the same address.
Miami Short-Term Rental Laws
Hard Rock Stadium sits in Miami Gardens, but short-term rental rules vary widely across the area. Depending on where your property is located, you may fall under the City of Miami, Miami Beach, or unincorporated Miami-Dade County regulations.
Short-term rentals are generally treated as transient lodging when a property is rented more than three times per year for stays of less than 30 days, and requirements can vary by building or property type. The first step is confirming eligibility under Miami 21 zoning: short-term rentals are only allowed in specific districts (as a lodging use) and are not permitted in T3 and T4-R transect zones.
To operate legally, Miami requires both state-level and city-level approvals. Operators typically need a Florida vacation rental license and tax registration at the state level, then must complete the City of Miami short-term rental application with items such as a lodging evaluation form (to verify zoning), an operational management plan, and active Certificates of Use and Occupancy, along with a DBPR lodging license and a Business Tax Receipt.
New York/New Jersey Short-Term Rental Laws
The tournament is taking over the entire New York/New Jersey region, from the matches at the MetLife Stadium (New York New Jersey Stadium) in East Rutherford to fan zones and events all over, including locations at Rockefeller Center, Queens, and Liberty State Park.
In New York, a short-term rental generally means a stay of fewer than 30 consecutive days, and lawful short-term renting is tightly limited to a primary residence where the owner is present during the guest’s stay. That means you can’t rent out an entire apartment or home as a short-term rental. Properties also must be legally eligible to rent based on applicable zoning and building restrictions, including checking that the building isn’t on a prohibited list.
Registration is mandatory through the city’s Office of Special Enforcement (OSE). The application requires several documents, including listing platforms (such as the booking service and the listing URL/ID). Before you list your short-term rental, you need to register so you can include your registration number on the listing.
Rutherford/East Rutherford short-term rental laws
Both East Rutherford and Rutherford generally prohibit short-term rentals.
Newark short-term rental laws
Newark short-term rentals are limited to 28 consecutive days or less and must be in or attached to the owner’s primary residence. Operating a short-term rental is restricted to owners or their agents (not tenants).
Before advertising or operating, landlords must obtain a Zoning Compliance Certificate and an annually renewed short-term rental permit. Listings must display the permit number, all guests must be 21+, bookings are limited to one party at a time, and operators must maintain a 24/7 responsible party who can respond within two hours.
Jersey City short-term rental laws
In Jersey City, short-term rentals can only be 28 consecutive days or less and must be the owner’s primary residence, defined as living in the unit at least 275 days per year. Hosted stays are unlimited, while unhosted stays are capped at 60 nights per year, and only one primary residence per owner can be used for short-term renting.
Before operating, landlords must obtain a Zoning Determination Letter and an annually renewed short-term rental permit supported by documentation. Listings must display the permit number, all renters must be 21+, and a 24/7 responsible party must be able to respond within two hours.
Philadelphia Short-Term Rental Laws
A short-term rental must be a stay of fewer than 30 consecutive days in Philadelphia, and the city regulates them based on whether the unit is a primary residence. Limited lodging applies when a primary resident lives in the unit for more than half the year, while visitor accommodation applies when there’s no primary resident. Only limited lodging is permitted in residential areas; visitor accommodation is not allowed in residential areas and is usually limited to specific commercial, industrial, or certain high-density zoning districts.
Operators must obtain a Commercial Activity License before renting. They also need category-specific approvals secured before advertising: a Limited Lodging Operator License for limited lodging, or a Rental License with a hotel designation for visitor accommodations, along with the appropriate zoning permit for the use. Philadelphia also requires license numbers to appear in all advertisements.
San Francisco Bay Area Short-Term Rental Laws
The San Francisco Bay Area will be a major tournament hub, with match-day activity concentrated around Levi’s® Stadium in Santa Clara, but this isn’t a single-city event. Activities and events will take place across the entire Bay Area, including San Francisco and San Jose.
Short-term rentals are only allowed in a primary residence in San Francisco, meaning the host must live in the unit at least 275 nights per year. The city also limits rentals based on host presence: hosted stays have no annual cap, while unhosted stays are capped at 90 nights per year. Short-term rentals must be in an allowable zoning district and a building approved for residential use, and ADUs are not eligible.
Landlords need an annually renewed Business Registration Number and must also register with the Office of Short-Term Rentals (renewed every two years). Listings must display the city registration/certificate number, and operators offering both hosted and unhosted stays must use separate listings clearly identifying the stay type.
San Jose short-term rental laws
Short-term rentals are allowed in San Jose as long as the use complies with the city’s municipal code and the property is the primary residence. San Jose also distinguishes between hosted and unhosted activity: hosted stays are unlimited, while unhosted stays are capped at 180 days per year.
Most residential properties are eligible. San Jose doesn’t require a dedicated short-term rental license, but landlords must maintain a business license. For unhosted stays, operators must provide guests with 24/7 local contact information for someone who can respond within 60 minutes.
Santa Clara short-term rental laws
In Santa Clara, stays of 30 days or less are treated as short-term rentals, with limits based on whether the host is present. Hosted stays are unlimited, while unhosted stays are capped at 90 days per year. Unlike nearby cities, Santa Clara allows short-term rentals in any residential dwelling unit, including ADUs.
Landlords must maintain both an Administrative Permit for Short-Term Rentals and a City Business License, and both renew annually. Operators also must designate a local contact and share that information with the city, renters, and adjacent properties; the contact must be available 24/7 and able to respond within 60 minutes.
Seattle Short-Term Rental Laws
Seattle defines a short-term rental as a stay of fewer than 30 consecutive nights, and the rules differ depending on whether you’re renting out your primary residence or a second property. The city limits where short-term rentals can operate, restricting certain property types. Landlords can have up to two short-term rentals total, but one of them must be the primary residence.
Most operators will need both a business license tax certificate and a short-term rental operator’s license, renewed annually. If you’re renting out a secondary property that isn’t within your home, you’ll also need a Rental Registration and Inspection Ordinance (RRIO) license (renewed every two years) before you can get your short-term license. All operators must display the license number in advertisements and listings.
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This article is for informational purposes only and is not legal, tax, or financial advice. The information presented here is a general overview and is not all-encompassing; it may not cover every requirement, exception, permitting process, enforcement practice, or recent update in each location. Short-term rental laws and tax rules vary by location and can change, so verify current requirements and consult a qualified attorney or professional for guidance.
FAQ
Which countries will host the tournament?
Canada, Mexico, and the United States will host all of the soccer games for the tournament.
Where will the final be held?
The final will be held at the MetLife Stadium (New York New Jersey Stadium) in East Rutherford, NJ.
Do I need a permit or license to rent my place short-term?
In most cities, yes. Typical requirements include a city short-term rental permit/registration, sometimes a business license, proof of residency/ownership, insurance, and a local contact/responsible party. Many permits must be renewed annually (or on a set schedule).
