Newport Beach Short-Term Rental Regulations

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Permit & Licensing

Short Term Lodging Permit

This permit type does not require primary residence. Zoning restriction: Short term lodging is allowed only in residential properties zoned R-1.5, R-2 or RM; not permitted in single-unit (R-1) residential districts.

Application Process

The number of active short term lodging permits is capped under NBMC § 5.95.042 (as amended by Ordinance No. 2025-15 §1, Ordinance No. 2023-23 §1, and Ordinance No. 2025-4 §2): the citywide total is capped at 1,550 permits, split between a 1,475-permit sub-cap for permits in residential (R-1.5, R-2, RM) districts and a 75-permit sub-cap for the designated mixed-use districts (added 2023, expanded following California Coastal Commission action in 2025). The City FAQ's '1,550' figure and the Waitlist page's '1,475' figure are not in conflict — they refer to the citywide total and the residential-district sub-cap, respectively, which is the relevant cap for most applicants since nearly all short term lodging permits are issued in residential zones. No new residential-district permits are being issued until the active count falls below 1,475, so applicants must join a waitlist via the Waitlist Entry Form. City staff contact waitlist applicants by mail in order; contacted applicants have ten calendar days to return completed paperwork or they are removed and the next applicant is contacted. A business license and a Short Term Lodging Permit are both required, available only for properties in R-1.5, R-2 or RM zones (or the mixed-use sub-cap) with no previously revoked permit.

Tax Obligations

Combined rate: 11% of gross rental income.

Collection: Owner/operator self-remits the uniform transient occupancy tax to the City using the UTOT form; renewal form, permit fee, UTOT form and tax payment are returned in person or by mail to the Revenue Counter at 100 Civic Center Drive. The owner is responsible for ensuring TOT and visitor service fees are collected and remitted, whether collected directly, through an agent, or through a hosting platform directed by the Finance Director.

Filing: Annual; renewal form, permit fee, transient occupancy tax form and tax payment are all due by October 31st

Rental Limits

Newport Beach does not impose an annual cap on the number of nights you can rent.

Occupancy & Density Limits

Overnight occupancy limited to the maximum permitted by the building code and fire code; all residents must live together as a single housekeeping unit

Zoning & Restrictions

Permitted only in R-1.5, R-2 and RM residential zones; minimum rental term of two consecutive nights; units may be used for residential purposes only (no large gatherings, commercial filming, or nonowner wedding receptions)

Insurance & Safety

Insurance

Newport Beach does not require short-term rental operators to carry specific insurance. Standard homeowner policies often exclude short-term rental activity, so many hosts obtain dedicated short-term rental or landlord liability coverage.

Safety & Operating Requirements

• Designate a local contact person within 25 miles, reachable 24 hours, who must respond to any call related to the unit within 30 minutes
• Minimum rental term of two consecutive nights
• No transient user under the age of 25 may rent the unit
• No amplified or reproduced sound outside or audible from the property line between 10:00 p.m. and 10:00 a.m.
• All available on-site parking spaces (garage, carport, driveway, tandem) must be made available to guests; owner must disclose that street parking may not be available
• Comply with SB 1383 three-stream waste sorting (trash, recycling, organics)
• Owner must allow City inspection of the unit to confirm bedrooms, gross floor area, and parking

Platform Requirements

The City-issued short term lodging permit number must be included on all advertisements for the rental, and the transient user must be informed of the transient occupancy tax and visitor service fee amounts before the booking transaction is completed

Compliance Checklist

Follow these steps to legally operate a short-term rental in Newport Beach:

1. Meet safety requirements. Designate a local contact person within 25 miles, reachable 24 hours, who must respond to any call related to the unit within 30 minutes. Minimum rental term of two consecutive nights. No transient user under the age of 25 may rent the unit. No amplified or reproduced sound outside or audible from the property line between 10:00 p.m. and 10:00 a.m. All available on-site parking spaces (garage, carport, driveway, tandem) must be made available to guests; owner must disclose that street parking may not be available. Comply with SB 1383 three-stream waste sorting (trash, recycling, organics). Owner must allow City inspection of the unit to confirm bedrooms, gross floor area, and parking.
2. Apply for Short Term Lodging Permit. Submit application + $300 fee.
3. Register for tax accounts. Set up lodging tax accounts with City of Newport Beach (Revenue Division).
4. Display your permit number. Include your permit/license number in all listings and advertisements.
5. Collect and remit taxes. 11% on all bookings.
6. Renew annually. $336 renewal fee.

Frequently Asked Questions

Do you need a permit to run an Airbnb in Newport Beach?

Yes. Operating a short-term rental — including an Airbnb or Vrbo — in Newport Beach requires a Short Term Lodging Permit.

Are there major restrictions on short-term rentals in Newport Beach?

Yes — Permitted only in R-1.5, R-2 and RM residential zones; minimum rental term of two consecutive nights; units may be used for residential purposes only (no large gatherings, commercial filming, or… Review the full rules above before listing.

How much does a short-term rental permit cost in Newport Beach?

A Short Term Lodging Permit in Newport Beach costs $300 per year. Renewal is $336 per year.

Does Newport Beach require a short-term rental to be your primary residence?

No. Newport Beach allows non-owner-occupied short-term rentals, so investment properties can qualify provided you hold the required permit.

How many days a year can you short-term rent in Newport Beach?

Newport Beach does not cap the number of nights per year you can short-term rent, though permitting, zoning, and occupancy rules still apply.

What taxes do you pay on a short-term rental in Newport Beach?

Short-term rental stays in Newport Beach are subject to a combined 11% in lodging taxes. This combines 10% Transient Occupancy Tax (TOT) + 1% Visitor Service Fee. The host is responsible for collecting and remitting them.