Home-Sharing

Beginning July 1, 2019, hosts will able to start registering for home-sharing in the City of Los Angeles.

Hosts who are currently operating will have until October 31, 2019, to register before the City begins enforcement. Hosts can register at any time from July 1 to October 31, 2019.

The City Council adopted the Home-Sharing Ordinance (CF 14-1635-S2) in December of 2018. In order to prevent the wholesale conversion of homes into rental properties, the legislation establishes a regulatory framework to restrict short-term rentals to one's primary residence. The Home-Sharing Ordinance requires hosts who wish to engage in short-term rentals to register with the City and post their registration number on all advertisements. Hosts must adhere to all requirements and must use the online portal to register.

 

 

Implementation Timeline

Eligible hosts may now submit their applications through the Home-Sharing Online Registration Portal. From the time registration starts on July 1, 2019, hosts will have four months to complete the registration process. During that time, the City will provide additional outreach and educational materials about the home-sharing registration process.

The City will begin enforcement of the Home-Sharing Ordinance on November 1, 2019. Anyone who continues to engage in or advertise short-term rental activity after that date without posting an approved registration number will be in violation of the Home-Sharing Ordinance. Sign up here to receive email updates on the Home-Sharing Program.

Five Key Steps for Home-Sharing

  1. Verify eligibility criteria (see checklist below).
  2. For renters and lessees, obtain a notarized affidavit signed by the property owner/landlord authorizing the host to participate in home-sharing.
  3. Gather relevant documents to demonstrate primary residency.
  4. Complete online registration.
  5. Post home-sharing registration number on all listings.

Eligibility Requirements

The Administrative Guidelines outline the implementation and enforcement of the Home-Sharing Ordinance, providing detail for property owners, hosts, and hosting platforms on how to comply. The Guidelines cover the application and registration processes, reporting requirements, and relevant restrictions and enforcement procedures. They are intended to ensure all residential units are lawfully registered by the time enforcement commences.

Two types of home-sharing registration are available. Standard home-sharing registration allows hosts to rent out all or a portion of their home for up to 120 days in a calendar year. Extended home-sharing registration allows hosts to participate in home-sharing for more than 120 days per year.

To apply for a home-sharing or extended home-sharing registration, applicants must meet all of the eligibility requirements outlined on the Requirements tab below.

Before applying for home-sharing, applicants should also make sure that they have the following documents (see the Administrative Guidelines for more detail):

  • Photo Identification (ID). A valid federal or state-issued photo ID such as a driver's license, state ID card, or passport is required. If the address on the photo ID matches the location of the home-sharing unit, only one document from the list below is needed to verify primary residence.
  • Documentation of Primary Residence. Two of the following documents must be provided, unless the address on the photo ID matches the location of the home-sharing unit, in which case one of the following must be provided. The documents must indicate the host's name and the address of the home-sharing unit.
    • A current valid California voter's registration card or voter registration status
    • A current valid California vehicle registration certificate
    • A recent health insurance bill
    • A recent vehicle insurance bill
    • A copy of a paycheck or pay stub issued in the last six months
    • A copy of a current property tax bill indicating homeowner's exemption
    • A copy of a current rental or lease agreement, including the property manager's or landlord's contact information and signature
  • Landlord Approval. If the host is a renter or lessee, a signed and notarized Affidavit (available here) that approves the host's participation in home-sharing for that unit is required.
  • Primary Residence: The host must prove that the apartment or home is his or her primary residence, meaning that they live there for more than six months of the year. Proof of identification (including a Photo ID) and residence will be required to register any short-term rental property online. Consult the Administrative Guidelines for a list of acceptable documents.

  • Restrictions on Affordable and RSO Housing: The residence must not be subject to the City's Rent Stabilization Ordinance (RSO), which applies to most multi-family units constructed before 1978, or any other affordability provisions such as an affordable housing covenant. For information on whether a property is subject to the RSO, search the City's web based mapping tool – Zone Information and Map Access (ZIMAS): zimas.lacity.org. The Housing tab will display if the unit is subject to the RSO. Contact the Housing and Community Investment Department (HCIDLA) at (866) 557-7368 for any questions.

  • Residential Use: Home-Sharing will not occur in a vehicle parked on the property, storage shed, trailer, temporary structure or other structure not built for residential use.

  • No Pending Citations: The Primary Residence or property cannot have any pending citations, order, ticket, or similar notice of violation from any City enforcement agency, including the Department of Building and Safety, the Housing and Community Investment Department, the Police Department and the Fire Department.

  • Landlord Approval: Anyone renting will have to obtain written approval from their landlord. The written approval will need to be signed and notarized, and submitted with application. The required Affidavit form is available here.

  • TOT Registration: The home-sharing registration system will facilitate the requirement for hosts to register to pay Transient Occupancy Tax. Additional details are available in the Administrative Guidelines.

  • Registration Number: Hosts must be in possession of a valid Home-Sharing registration number, which they can apply for online at planning.lacity.org beginning July 1, 2019. Beginning November 1, 2019, listing without a valid registration number may result in fines.

Eligibility Requirement Must Answer Yes for All
Do you plan to rent out your primary residence?
 
To qualify, you can only engage in Home-sharing at your primary residence, in which you reside for more than 6 months of the calendar year. Proof of identification (including a Photo ID) and residence will be required to register your short-term rental. Additional detail on required documentation is provided in the Administrative Guidelines.
 
Do you plan to rent out a room in your home or on your property that is built for residential use?
 
Home-Sharing may not occur in a vehicle parked on the property, storage shed, trailer, temporary structure or other structure not built for residential use.
 
Have you verified that there are no open code violations associated with the property and/or unit?
 
The Primary Residence or property cannot have any open or unresolved code violations, including any enforcement citation, order, ticket, or similar notice of violation issued by a City enforcement agency, such as the Department of Building and Safety (LADBS), the Housing and Community Investment Department (HCIDLA), the Police Department (LAPD) and the Fire Department (LAFD). While you should be aware if the property has pending citations, the City will also check this requirement during the registration process.
 
Have you verified that there are no existing code violations associated with the property and/or unit?
 
The Primary Residence or property cannot have any open or unresolved code violations, including any enforcement citation, order, ticket, or similar notice of violation issued by a City enforcement agency, such as the Department of Building and Safety (LADBS), the Housing and Community Investment Department (HCIDLA), the Police Department (LAPD) and the Fire Department (LAFD). While you should be aware if the property has pending citations, the City will also check this requirement during the registration process.
 
If you live on a property with two or more units, have you verified that your unit is not subject to the Rent Stabilization Ordinance (RSO)?
 
Your property cannot be subject to the Rent Stabilization Ordinance (RSO). Generally, the RSO applies to most units built before October 1978 located on a property with two or more units. Temporary exemptions, such as for owner-occupancy, do not relieve a residence from being subject to the RSO. For information on whether a property is subject to the RSO, you may text "RSO" to to 1-855-880-7368. Learn more about the Rent Stabilization Ordinance on HCIDLA's website at https://hcidla.lacity.org/Is-My-Rental-Unit-Subject-to-the-RSO.
 
Have you verified that your property is not subject to other affordability restrictions?
 
You cannot engage in Home-Sharing if your property is restricted affordable or designated as an Ellis Act property, meaning that the building has been converted from units subject to the Rent Stabilization Ordinance (RSO) to single-family home(s) within five years of the date of conversion. Contact HCIDLA at (866) 557-7368 for more information.
 
If you are a renter (i.e. tenant), do you have written approval from your landlord to participate in Home-Sharing?
 
If you are a renter or lessee, you must obtain an affidavit that has been signed by both you and the property owner/landlord that approves your participation in Home-Sharing (Affidavit form available here).
 

Extended Home-Sharing

To participate in home-sharing for more than 120 days per year, applicants must apply for an extended home-sharing registration. In addition to the eligibility requirements outlined above, applicants must also meet the following criteria to participate in extended home-sharing. (See the Administrative Guidelines for more details on these criteria.)

  • Six Months or 60 Days: Hosts must have maintained a valid home-sharing registration for at least six months or have hosted for at least 60 days.
  • Neighborhood Notification: Hosts must notify adjacent and abutting owners and occupants.
  • No Suspensions or Revocations. Hosts must demonstrate that they have not had their registration suspended or revoked within the past two years.
  • No More than One Citation. Hosts cannot have more than one citation issued within the prior three years to qualify for administrative approval. Otherwise, hosts must submit an application for discretionary review. The discretionary review process allows the Los Angeles City Planning Department to consider whether there has been a history of continued nuisance activity at the site, and may require a public hearing.


Hosting Requirements

Hosts must adhere to the following rules and responsibilities, as outlined in the ordinance. (Note: This is a partial list. A complete list of restrictions is available in the Home-Sharing Ordinance and the Administrative Guidelines.)

  • Hosts must only post listings on hosting platforms that are specified in the home-sharing application.
  • Hosts must not book more one set of guests at a given time.
  • Hosts must not engage in any commercial uses for purposes of a party or an event.Hosts must ensure that basic health and safety features are provided, including fire extinguishers, smoke detectors, and carbon monoxide detectors.
  • Hosts must not permit late-night outdoor parties.
  • Hosts must adhere to occupancy limits, which permit a maximum of two persons (excluding children) per habitable room.
  • Hosts must provide a Code of Conduct (available here) to all guests.


Enforcement

The Home-Sharing Ordinance prohibits any listing of a short-term rental without a valid home-sharing registration number (or pending status registration number). An initial notice of violation will be issued in situations where a listing without a registration number is identified. The non-permitted activity must cease within a specified time or else a citation will be issued, including possible fines.

Hosting platforms will be required to provide information to assist in the enforcement and removal of illegal listings. Additionally, both hosting platforms and hosts will be asked to maintain and provide written logs of all home-sharing activity.

The City Planning Department maintains a 24/7 Complaint Hotline at (213) 267-7788 to report any concerns or complaints.

Hosting Platforms

There are currently no hosting platforms that have entered into a Platform Agreement with the City of Los Angeles. Please check back here for updates.

Additional Information

For additional information, please contact:

Home-Sharing Unit
Department of City Planning - Development Services Center
201 N. Figueroa Street, 5th Floor
Los Angeles, CA 90012
(213) 202-5464
24/7 Complaint Hotline: (213) 267-7788
planning.home-sharing@lacity.org