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New Orleans Short-Term Rental Rules: What Hosts Need to Know in 2026
New Orleans separates short-term rentals into non-commercial (NSTR) and commercial (CSTR) permits. An NSTR must be the operator’s primary residence, documented by a homestead exemption, and one owner may hold only one NSTR permit.
Every STR needs both an owner permit and an operator permit. In capped areas, owner permits are awarded through a quarterly lottery, and a CSTR requires conditional use approval.
Primary residence, block caps, and a lottery
The non-commercial path is built around the homestead exemption. The unit must be the operator’s primary residence, and the city uses the homestead exemption as proof. One owner may hold only one NSTR permit.
Where a blockface or square cap applies, permits are allocated by a quarterly lottery. A permit that is not renewed can be lost, and the next application must wait for an available square.
The commercial path is a different product: a CSTR requires conditional use approval, is limited to zoning districts that allow the use, and carries higher owner and operator fees.
- NSTR: primary residence documented by a homestead exemption.
- One NSTR permit per owner.
- Capped areas: quarterly lottery.
- CSTR: conditional use approval and commercial zoning.
Permit types and fees
The owner permit and the operator permit are separate, and both are required. Fees differ between the non-commercial and commercial paths.
NSTR owner permit
The owner permit is $500, and the application fee is $50. The unit must be the operator’s primary residence.
NSTR operator permit
The operator permit is $150. The operator must reside on the premises being operated.
CSTR owner and operator permits
Each commercial permit is $1,000, plus the $50 application fee. A CSTR also requires conditional use approval.
License fees
| Label | Fee |
|---|---|
| New license — NSTR owner permit | $500 |
| New license — NSTR operator permit | $150 |
| New license — CSTR owner permit | $1,000 |
| New license — CSTR operator permit | $1,000 |
Core requirements
- A non-commercial STR must be the operator’s primary residence, documented by a homestead exemption, and one owner may hold only one NSTR permit.
- Every STR needs both an owner permit and an operator permit; a platform booking does not replace either one.
- Owner permits in capped areas are allocated by quarterly lottery, with caps applied at the blockface or square level.
- A commercial STR requires conditional use approval and is limited to zoning districts that allow the use.
- Carry at least $1,000,000 in commercial general liability insurance per occurrence for each STR unit.
- Provide a fire extinguisher, smoke alarms, and carbon monoxide detectors; CSTR units also need a noise monitoring device.
Enforcement: daily fines and five-year revocation
A violation carries a fine of not less than $1,000 per offense, and each day the violation exists is a separate offense. Operating without a permit is subject to the same daily fines and enforcement action.
A revoked permit cannot be reissued for five years, which makes revocation the most consequential outcome for an operator.
- Violation: not less than $1,000 per offense.
- Each day is a separate offense.
- Revocation blocks reissuance for five years.
| Item | Penalty |
|---|---|
| Violation | Not less than $1,000 per offense; each day the violation exists is a separate offense. |
| Unlicensed operation | Operating without a permit is a violation subject to the same daily fines and enforcement action. |
| Revocation | A revoked permit cannot be reissued for five years. |
Lodging taxes: about 16.75%
Combined hotel occupancy tax ~16.75%
The combined rate is about 16.75%: 5% Louisiana state tax on sleeping rooms, 5% Orleans Parish sales tax, and 6.75% city short-term rental occupancy tax.
Platforms must collect and remit local taxes and city fees on bookings they facilitate. The owner remains liable if the platform fails to remit.
The return is filed monthly with the Department of Finance and is due by the 20th.
- Collection
- Platforms must collect and remit local taxes and city fees on bookings they facilitate; the owner remains liable if the platform fails to remit.
- Filing
- Monthly return to the Department of Finance by the 20th.
Ranges vary — verify. A separate nightly city occupancy fee also applies; confirm the current amount with the STR Administration.
Permit notes
- Insurance
- $1,000,000 commercial general liability insurance per occurrence, combined single limit, for each dwelling unit.
- Other fees
- $50 non-refundable application fee for each new or renewal application.
Compare New Orleans with other STR markets
Miami relies on a city certificate of use, while Orlando limits residential rentals to owner-occupied home sharing. New Orleans adds a homestead requirement and block-level caps with a lottery for non-commercial permits.
Phoenix
Arizona
Allowed citywide with permit (state law bars city bans — host-friendly)
Low–moderate enforcement
New license $250
Last verified
View Phoenix rules →Scottsdale
Arizona
Licensed; Arizona law preempts local bans and occupancy caps
Moderate enforcement
New license $250
Last verified
View Scottsdale rules →Sedona
Arizona
Permit required; Arizona law sets the regulatory floor
Moderate enforcement
New license $210
Last verified
View Sedona rules →Los Angeles
California
Allowed in the host’s primary residence with registration; 120-night annual cap unless extended
High enforcement
New license $441
Last verified
View Los Angeles rules →Palm Springs
California
Allowed in single-family homes with an annual certificate; new certificates capped at 20% per organized neighborhood
High enforcement
New license — Vacation Rental $1,046
Last verified
View Palm Springs rules →San Diego
California
Licensed by tier; whole-home licenses are capped by ordinance
High enforcement
New license — Tier 1 — Part-Time $193
Last verified
View San Diego rules →San Francisco
California
Allowed only in the host’s permanent residence with registration; un-hosted stays capped at 90 nights per year
High enforcement
New license $925
Last verified
View San Francisco rules →Santa Monica
California
Home-sharing only in the host’s primary residence; un-hosted vacation rentals are unlawful
High enforcement
New license $582.25
Last verified
View Santa Monica rules →Denver
Colorado
Licensed, primary residence only
High enforcement
New license $150
Last verified
View Denver rules →Washington
District of Columbia
Licensed, primary residence only
High enforcement
New license $99
Last verified
View Washington rules →Fort Lauderdale
Florida
Licensed and inspected; annual Certificate of Compliance required
High enforcement
New license — Certificate of Compliance $880
Last verified
View Fort Lauderdale rules →Miami
Florida
Licensed and enforced; city and county requirements run in parallel
High enforcement
Last verified
View Miami rules →Orlando
Florida
Owner-occupied home sharing; whole-home rentals are limited by zoning
Moderate enforcement
New license — Home Sharing Registration $275
Last verified
View Orlando rules →Tampa
Florida
State-licensed; city rental registration repealed in 2023
Low–moderate enforcement
New license $230
Last verified
View Tampa rules →Atlanta
Georgia
Licensed, primary residence plus one additional dwelling unit
High enforcement
New license $150
Last verified
View Atlanta rules →Savannah
Georgia
Certified STVR, overlay district only, per-ward cap
High enforcement
New license $400
Last verified
View Savannah rules →Chicago
Illinois
Registered shared housing unit (31 days or fewer)
High enforcement
New license $250
Last verified
View Chicago rules →Boston
Massachusetts
Registered, owner-occupied primary residence only
High enforcement
New license — Limited Share $25
Last verified
View Boston rules →Las Vegas
Nevada
Licensed; owner-occupied homes only (city limits)
High enforcement
New license $500
Last verified
View Las Vegas rules →New York
New York
Legal only in a registered primary residence (hosted stays)
High enforcement
New license $145
Last verified
View New York rules →Portland
Oregon
Permitted as an accessory use (primary residence required)
Moderate enforcement
Last verified
View Portland rules →Charleston
South Carolina
Licensed, primary residence only (commercial STRs only in the overlay district)
High enforcement
New license $345
Last verified
View Charleston rules →Nashville
Tennessee
Allowed with permit; heavy zoning restrictions on investor units
High enforcement
New license $313
Last verified
View Nashville rules →Austin
Texas
Licensed & enforced
High enforcement
New license $736.60
Last verified
View Austin rules →Seattle
Washington
Licensed; up to two units per operator
High enforcement
New license $75
Last verified
View Seattle rules →Frequently asked questions
What is the difference between an NSTR and a CSTR?
An NSTR (non-commercial) must be the operator's primary residence and is limited to one permit per owner. A CSTR (commercial) is for whole-unit commercial operation, requires conditional use approval, and carries higher permit fees.
How are non-commercial permits allocated?
Where a blockface or square cap applies, owner permits are awarded through a quarterly city lottery. A permit that is not renewed can be lost, and the next application must wait for an available square.
What insurance do I need?
At least $1,000,000 in commercial general liability insurance per occurrence, combined single limit, for each dwelling unit used as a short-term rental.
Official sources and cross-checks
Sources with links
- City of New Orleans — Short Term Rental Administration nola.gov
- New Orleans Code of Ordinances Chapter 26, Article XI — Standards for Short-Term Rentals library.municode.com
- City of New Orleans — NSTR Application FAQs nola.gov
- Louisiana Department of Revenue — State sales tax rate for sleeping rooms revenue.louisiana.gov