# Short-term rental rules in Washington, DC

- Status: **HEAVILY REGULATED**
- Last checked: 2026-09-10 (claims cite official sources; items we could not verify are listed below)
- Canonical page: https://strwatch.ai/washington-dc/

## Summary

Washington, DC restricts short-term rentals to a natural-person owner's homestead-eligible primary residence, including its accessory dwelling units. Hosted rentals have no annual night cap; unhosted vacation rentals require a separate endorsement and are limited to 90 nights per calendar year unless DLCP grants an exemption. Each booking may last no more than 30 continuous nights. Occupancy is eight transient guests or two per bedroom, whichever is greater, subject to applicable building and zoning limits. Current rules require at least $250,000 liability coverage and set host fines at $250, $500 and $1,000, with endorsement revocation on a third violation. The current fee rule sets a $99 basic license fee and $0 endorsement fees; DLCP lists each two-year license at $99. The published transient-accommodation tax rate is 15.95% through March 30, 2027. Proposed 2026 reforms are not treated here as enacted law.

## At a glance

- Unhosted whole-home rental: Conditional
- Hosted rental (host present): Yes
- Primary residence required: Yes
- Guest cap: none verified
- Rules apply to stays under: 31 days

Notes: A host must own and use the property as a homestead-eligible primary residence; accessory dwelling units, including English basements, are considered part of that residence (14 DCMR 9901.5 and 9999). Hosted rentals require host presence on the property. Vacation rentals give the guest exclusive use of the entire home without the host or other guests present. Hosts offering both forms need both endorsements; multiple hosted rooms do not require additional endorsements. The 90-night vacation cap is per calendar year. Under 9904, work outside DC for more than 90 days required by the host's, spouse's or domestic partner's employer, or more than 90 days away for the host's treatment or care of a family member with a serious health condition, can support an exemption. Employer or medical-provider notarized forms are required; self-employed hosts provide their affidavit and travel documentation. Approved nights equal the qualifying away days, not 90 plus those days. Notify DLCP within ten days after returning and update exemption information when requested. The rule expressly covers bookings of 30 or fewer continuous nights; longer bookings require review under other licensing rules, not an assumption of unrestricted operation. The greater-of-eight-or-two-per-bedroom occupancy formula cannot be represented by one fixed guest cap. Although DLCP describes citywide availability, 9903.5 bars issuance where Title 11 prohibits the use; parcel-specific zoning and applicable occupancy approvals remain necessary.

## Requirements

### Basic Business License with 'Short-Term Rental' endorsement (hosted) (license)

- Authority: DC Department of Licensing and Consumer Protection (DLCP)
- Cost: $99 per two-year license as posted by DLCP; endorsement fee $0
- Renewal: Two years; renewal upon payment unless noncompliant, with changed application information updated (14 DCMR 9903.7)
- Official source: https://dlcp.dc.gov/page/operating-short-term-rental-district-columbia
- Notes: Required for hosted STRs with the host present. The current DLCP page states no annual stay limit, but each stay may not exceed 30 continuous nights. Statutory basis: DC Code §§ 30-201.02(a) and 30-201.03. Apply through Access DC/BOSS. The application includes the number of rental units, insurance, habitability certification and association attestation where applicable. Attest to a valid Certificate of Occupancy or Home Occupation Permit if applicable zoning requires one (9902.2); neither is asserted to be universal. Effective December 19, 2025, 17 DCMR 518 sets the basic license at $99 and each endorsement at $0, replacing the historical $104.50 calculation; section 519 was repealed. DLCP lists each license at $99. The total charged when obtaining both endorsements together has not been independently confirmed.

### Basic Business License with 'Short-Term Rental: Vacation Rental' endorsement (unhosted) (license)

- Authority: DC Department of Licensing and Consumer Protection (DLCP)
- Cost: $99 per two-year license as posted by DLCP; endorsement fee $0
- Renewal: Two years; renewal upon payment unless noncompliant, with changed application information updated (14 DCMR 9903.7)
- Official source: https://dlcp.dc.gov/page/operating-short-term-rental-district-columbia
- Notes: Required for unhosted whole-home rentals (host absent). Capped at 90 nights cumulatively per calendar year (§ 30-201.06(e)) absent an exemption (§ 30-201.06(f)). Statutory basis: DC Code § 30-201.02(a). Apply for an exemption after the vacation-rental license is active; DLCP posts a two-to-three-business-day exemption review estimate, not a guaranteed approval deadline. Work/medical documentation, allowed-night calculation and return notification are described in the rental-limit notes above.

### Liability insurance (insurance)

- Authority: 14 DCMR 9901.3; DC Code § 30-201.02(b)
- Cost: not verified
- Renewal: Must be maintained current while operating
- Official source: https://dcregs.dc.gov/Common/NoticeDetail.aspx?NoticeId=N116540
- Notes: Maintain at least $250,000 liability coverage, which may be provided by a booking service. The statute's $500,000 baseline expressly permits mayoral adjustment; adopted rule 9901.3 sets $250,000 and agrees with current DLCP guidance. Premium cost is not established.

### Certificate of Clean Hands (other)

- Authority: DC Office of Tax and Revenue (via DLCP application)
- Cost: not verified
- Renewal: Applicant must be eligible when applying or renewing
- Official source: https://dlcp.dc.gov/page/operating-short-term-rental-district-columbia
- Notes: The property owner must be eligible for a Certificate of Clean Hands. DLCP explains that the mandate can deny licenses when District debts exceed $1,000 or required District tax returns have not been filed. Rule 9902.2 allows the certificate or eligibility self-certification on the Department's form; follow the current application workflow.

### HOA/condo/co-op consent attestation (other)

- Authority: DC Department of Licensing and Consumer Protection (DLCP)
- Cost: not verified
- Official source: https://dlcp.dc.gov/page/operating-short-term-rental-district-columbia
- Notes: For an association property, attest that governing documents permit or do not prohibit short-term/vacation rentals, or that written association permission has been obtained. This does not clear separate property-specific restrictions.

### Safety self-certification (smoke/CO detectors, fire extinguisher, egress) (inspection)

- Authority: DC Department of Licensing and Consumer Protection (DLCP)
- Cost: not verified
- Renewal: Maintain compliance while operating; update changed application information at renewal
- Official source: https://dcregs.dc.gov/Common/NoticeDetail.aspx?NoticeId=N116540
- Notes: Self-certify Housing and Property Maintenance Code compliance. Maintain a smoke detector outside sleeping areas and on all habitable floors, carbon monoxide detectors on all habitable floors, unobstructed egress and at least one working, accessible portable fire extinguisher. Physical inspection is not a license prerequisite, but the Department retains lawful inspection authority (9901.6, 9902.2 and 9903.6).

### Guest information, cleaning and records (other)

- Authority: 14 DCMR 9901
- Cost: not verified
- Renewal: Throughout operation; booking records retained for two years
- Official source: https://dcregs.dc.gov/Common/NoticeDetail.aspx?NoticeId=N116540
- Notes: Clean between guests, including linens and towels. Post the license and a 24-hour emergency telephone number inside, and give the number to each guest. Provide the endorsement number to booking services and directly to prospective guests for bookings without a service. Retain records of the license, dates, service used, hosted/vacation classification, guest count and bedrooms for two years. Department requests allow 30 days to provide records or respond before a subpoena may issue. DLCP states no STR-specific off-street-parking requirement; street restrictions still apply and vacation-rental guests do not qualify for residential visitor-parking permits.

## Taxes

- **Sales and use tax on transient accommodations**: 15.95% from April 1, 2023 through March 30, 2027 under OTR Tax Notice 2023-01; verify later periods — applies to Gross receipts from rooms, lodgings, or accommodations furnished to transients, including short-term rentals. Booking services have a statutory collection/remittance duty; actual collection by each platform has not been verified. OTR requires electronic returns through MyTax.DC.gov, due the 20th after the assigned reporting period (October 20 annually); confirm the host's assigned frequency and platform-only filing treatment.; platform collects: not verified. Source: https://otr.cfo.dc.gov/release/otr-tax-notice-2023-01-sales-and-use-tax-rate-increase-transient-accommodations

## Enforcement

- Penalties: 14 DCMR 9910.1 sets civil penalties for host violations of 9901 or 9904 at $250 for the first violation, $500 for the second and $1,000 with automatic revocation of the related endorsement for the third. These are rule-adjusted amounts; DC Code § 30-201.10(c) authorizes adjustment of its statutory baseline. Fine notices allow payment or a hearing request within 30 calendar days; failure to answer can produce a default order with an additional penalty equal to the original fine (9909).
- Platform liability: Under 14 DCMR 9905 and 9910.2, booking services face $1,000 per violating transaction. Collect the host's endorsement number before booking; stop bookings within five business days after suspension/revocation notice and resume only after Department reinstatement notice. Enforce the 90-night vacation cap unless DLCP confirms an exemption, retain transaction records for two years and collect/remit required taxes. The Department may request transaction reports quarterly or less frequently when needed, with 30 days to provide the report or respond before a subpoena; this is not a mandatory monthly reporting rule.
- Notes: The Department may deny, refuse renewal, suspend or revoke for false information, noncompliance or refusal of a lawful inspection. Rule 9906 gives 20 business days after service to request a hearing on the specified licensing action; suspension/revocation takes effect after that period unless appealed, subject to the rule's hearing and stay procedures. Citation response deadlines differ: 30 calendar days under 9909. Advertising exclusive use of the entire home is prima facie evidence of vacation-rental operation; exclusive use of an English basement or another portion alone is not (9907). Current litigation and the effect of proposed reforms remain separately unverified. DLCP separately publishes a January 2026 general fine schedule for 16 DCMR 3301–3304 and 3313; this audit has not cleared additional general-license sanctions or their interaction with the specific Chapter99 penalties.

## Proposals and updates on record
Statuses reflect the record review date. Dates may have passed; check linked sources for current status.

- B26-647's March 2026 introduced text would allow eligible tenants with owner authorization, create primary-, secondary-residence and special-event endorsements, and allow a second owned DC residence while the host owns and maintains a DC primary residence. It proposes 90-night caps with specified occupied-night and special-event exclusions, a 30-night special-event annual cap, and a $49 two-year special-event license. Rent-stabilized units would be excluded. The full introduced text was read; current legislative disposition was not independently retrieved. These provisions are not included as operative requirements in this guide. (Proposed, 2026-03-13) — https://lims.dccouncil.gov/downloads/LIMS/61558/Introduction/B26-0647-Introduction.pdf

## Unresolved research items

- OTR Tax Notice 2023-01 confirms the 15.95% transient-accommodations rate applies to 'any place in which rooms/lodgings/accommodations are regularly furnished'; it does not name short-term rentals explicitly. Applicability to STRs is corroborated by § 30-201.08's requirement that booking services collect transient occupancy taxes. Confirm no separate STR-specific rate.
- max_guests set to null deliberately (CEO review 2026-07-17): the DLCP occupancy rule is 8 guests OR 2 per bedroom whichever is GREATER, so no single integer cap exists; see legality.notes.
- The 15.95% transient-accommodation rate is scheduled only through March 30, 2027; recheck the applicable rate for stays or payments after that date.
- No comprehensive current litigation or judicial-docket search was completed.
- Apart from the District-wide authorization stated by DLCP, parcel-specific federal, campus, lease, deed, cooperative, condominium, and HOA restrictions require separate review.
- Insurance premiums, separate application-document costs, tax registration/return frequency and deadlines, tax exemptions and actual platform-specific collection have not been established.
- Current status and full text of all relevant proposed reforms, including B26-368 and B26-647, and any resulting litigation require final review.
- Confirm the combined transaction cost when applying for both endorsements, STR eligibility for the general low-revenue fee exemption, and any interaction between Chapter99 sanctions and the January2026 general fine schedule.

## Sources

- DLCP — Operating a Short-Term Rental in the District of Columbia (official, accessed 2026-09-08): https://dlcp.dc.gov/page/operating-short-term-rental-district-columbia
- DC Code § 30-201.01 — Definitions (official, accessed 2026-09-08): https://code.dccouncil.gov/us/dc/council/code/sections/30-201.01
- DC Code § 30-201.02 — Restrictions on short-term rentals (official, accessed 2026-09-08): https://code.dccouncil.gov/us/dc/council/code/sections/30-201.02
- DC Code § 30-201.06 — Requirements for short-term rentals (90-night cap and exemptions) (official, accessed 2026-09-08): https://code.dccouncil.gov/us/dc/council/code/sections/30-201.06
- DC Code § 30-201.08 — Requirements for booking services (official, accessed 2026-09-08): https://code.dccouncil.gov/us/dc/council/code/sections/30-201.08
- DC Code § 30-201.09 — Enforcement (official, accessed 2026-09-08): https://code.dccouncil.gov/us/dc/council/code/sections/30-201.09
- DC Code § 30-201.10 — Penalties (official, accessed 2026-09-08): https://code.dccouncil.gov/us/dc/council/code/sections/30-201.10
- DC Law 22-307 — Short-Term Rental Regulation Act of 2018 (official, accessed 2026-09-08): https://code.dccouncil.gov/us/dc/council/laws/22-307
- OTR Tax Notice 2023-01 — Sales and Use Tax Rate Increase on Transient Accommodations (official, accessed 2026-09-08): https://otr.cfo.dc.gov/release/otr-tax-notice-2023-01-sales-and-use-tax-rate-increase-transient-accommodations
- Mayor Bowser Announces New Short-Term Rental Legislation (Amendment Act of 2026) (official, accessed 2026-09-08): https://mayor.dc.gov/release/mayor-bowser-announces-new-short-term-rental-legislation-create-more-economic-opportunities
- DC Council LIMS metadata — Bill 26-647 (official, accessed 2026-09-08): https://lims.dccouncil.gov/api/search/GetLegislationMetadata/B26-0647
- DC final STR rules — December 3, 2021 (official, accessed 2026-09-08): https://dcregs.dc.gov/Common/NoticeDetail.aspx?NoticeId=N116540
- DCMR Chapter 14-99 — current section index (official, accessed 2026-09-08): https://dcregs.dc.gov/Common/DCMR/RuleList.aspx?ChapterNum=14-99
- 17 DCMR 518 — current STR fees (official, accessed 2026-09-10): https://dcregs.dc.gov/Common/DCMR/RuleList.aspx?DownloadFile={F019C607-3AE4-475E-9007-D635C5A1A42E}
- 17 DCMR 519 — repealed (official, accessed 2026-09-10): https://dcregs.dc.gov/Common/DCMR/RuleList.aspx?DownloadFile={DA358668-4D6D-4405-967B-8EC3F2D73A3A}
- DLCP current license fees (official, accessed 2026-09-10): https://dlcp.dc.gov/page/dlcp-license-corporate-filing-fees
- DLCP December2025 rulemaking update (official, accessed 2026-09-10): https://content.govdelivery.com/accounts/DCWASH/bulletins/40021e0
- DC business license fees and exemptions (official, accessed 2026-09-10): https://code.dccouncil.gov/us/dc/council/code/sections/47-2851.04
- B26-647 — introduced bill and transmittal (official, accessed 2026-09-10): https://lims.dccouncil.gov/downloads/LIMS/61558/Introduction/B26-0647-Introduction.pdf
- OTR — sales and use tax FAQs (official, accessed 2026-09-10): https://otr.cfo.dc.gov/page/sales-and-use-tax-faqs
- DLCP — 2026 general fine schedule (official, accessed 2026-09-10): https://dlcp.dc.gov/page/schedule-fines
- Council synopsis — B26-368 (official, accessed 2026-09-10): https://lims.dccouncil.gov/api/search/GetLegislationMetadata/B26-0368

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Educational information, not legal advice. Published by STRWatch (Laniakea Technologies LLC).