LA Home-Sharing Rules: The 120-Day Cap and What Counts Toward It

Updated 2026-10-18

Short-term rentals in the City of LA run under the Home-Sharing Ordinance. The Department of City Planning's administrative guidelines, revised and effective September 28, 2026, set the annual cap that hybrid hosts need to plan their calendar around.

What counts as a short-term rental

The guidelines define a short-term rental as a rental unit rented for transient use of 30 consecutive days or less. Only short-term rentals are subject to the Home-Sharing Ordinance, and they need a valid Home-Sharing Registration.

Home-Sharing is an accessory use of the host's primary residence, and the registration number may only be used by the registered host for that registered residence.

The 120-day cap

A Regular Home-Sharing Registration allows a host to home-share their primary residence for up to 120 days in a calendar year (January 1 to December 31).

The guidelines say all nights booked for a listing in a calendar year count towards the 120-day cap, including nights booked without a valid registration number.

Going past 120 days: Extended Home-Sharing

To home-share for more than 120 days a year, a host needs an Extended Home-Sharing Registration, which allows hosting for the rest of the calendar year. The guidelines set out separate application procedures depending on how many citations a host has had in the prior three years.

Why this matters for hybrid hosts

Monthly stays of more than 30 consecutive days fall outside the guidelines' definition of a short-term rental. That is part of why many hosts mix peak-season nightly stays with monthly bookings. Keep a running count of short-stay nights through the year so you know where you stand against the cap.

FAQ

How many nights a year can I Airbnb my home in Los Angeles?

Up to 120 days per calendar year with a Regular Home-Sharing Registration, for your primary residence. More than that requires an Extended Home-Sharing Registration.

Do all booked nights count toward LA's 120-day cap?

Yes. The guidelines say all nights booked for a listing in a calendar year count, including nights booked without a valid registration number.

Do monthly rentals count as home-sharing in LA?

The guidelines define a short-term rental as 30 consecutive days or less, and only short-term rentals are subject to the Home-Sharing Ordinance.

Sources

This guide summarizes City of Los Angeles publications as of the date above. It is general information, not tax or legal advice. Rules change; check the linked sources or ask the City and a CPA about your situation.

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