Navigating the NYC Short-Term Rental Ban in 2026: The Benefits of 30+ Day Rentals

The city of New York is a popular destination for both tourists and business travelers, and as a result, the short-term vacation rentals market has grown rapidly in recent years. However, this growth has led to concerns about the impact of short-term rentals (STR) on the city's housing market and its residents. In response to these concerns, the city imposed a ban on short-term rentals in 2023, making it illegal for property owners to rent out their apartments for stays of less than 30 days.

While this ban may seem like a setback for property owners who relied on short-term rentals as a source of income, it is a unique time to learn about the world of 30+ day rentals.

In this article, we will share the benefits of 30+ day rentals and how property owners can understand the NYC short-term rental ban to make the most of this opportunity.

TLDR:

• NYC's Local Law 18 bans rentals of fewer than 30 consecutive days in most residential buildings, making short-term platforms like Airbnb largely off-limits for full-apartment listings.
• Property owners can still earn rental income legally by switching to 30+ day rental agreements, which are fully exempt from Local Law 18 registration requirements.
• Monthly rentals offer more consistent income than nightly stays, reducing seasonal gaps and tenant turnover while supporting higher occupancy rates over time.
• Rent-regulated buildings and NYCHA units are not permitted under any rental model covered by the law, so confirm your building's classification before listing.
• Rove Travel manages 30+ day luxury rentals across Manhattan and Brooklyn, helping owners earn between 30 and 60% more than traditional long-term leases at a 15% management fee.

Understanding the NYC Short-Term Rental Ban

Despite the ban on short-term rentals, property owners in NYC still have the option of offering 30+ day rentals. However, it's important to understand the rules and regulations surrounding the ban set by municipalities and to comply with all local laws. It would be wise to stay away from fines as the city continues to crackdown on illegal short term rental properties.

State law and city regulations are clear: Home rentals of fewer than 30 days are not permitted unless the permanent resident or homeowner is present. Short-term rentals are only allowed if the host remains in the same unit as guests, and no more than two guests are permitted.

Lawmakers are also refers to the zoning laws set in place where STR in buildings with three or more units is prohibited, per the NYS Multiple Dwelling Law*.

The new law, Local Law 18, took effect on March 6th, 2023. Registrations began on the same day, and property owners were required to register their property with the Mayor’s Office of Special Enforcement, providing information about the property, including the address, owner information, and the number of units, along with various other documents.

It's also important to note that the ban applies to all types of short-term rentals, including those made through platforms such as Airbnb and VRBO. The new law requires the listings to contain the short term rental permit as platforms will be prohibited from publishing any unregistered short-term rentals.

In addition, the law does not allow short-term listings from renters or owners in rent-regulated buildings and NYCHA units are not permitted. The law also apply to one-and two-family houses.

Property owners who rented out their apartments through these platforms will need to find alternative ways to generate rental income, such as through 30+ day rentals.

Property owners should also be aware of the laws and regulations surrounding the advertising and promotion of short-term rentals. While it is illegal to advertise or promote short-term rentals of less than 30 days, there is no ban on advertising 30+ day rentals. As such, property owners who are looking to tap into the 30+ day rental market should focus on promoting their properties through targeted marketing and advertising strategies, such as online listings, local newspapers, and social media.

If you’re a tenant, check out Rove’s ultimate guide to renting in NYC and tips on finding a furnished rental in NYC.

Horatio II by Rove Travel

1. Increased stability and predictability in rental income

One of the biggest advantages of 30+ day rentals is the increased stability and predictability of rental income. Unlike short-term rentals, which can be impacted by seasonal fluctuations in demand, 30+ day rentals provide a more consistent stream of income. This stability makes it easier for property owners to plan for the future and manage their finances, knowing that they will have a steady stream of rental income coming in each month.

In addition, 30+ day rentals often involve longer-term leases, which provide a level of security for both property owners and tenants. Tenants are more likely to sign a lease for a longer period of time, as they are looking for a temporary home, while property owners can rely on the security of a lease to make sure that their property is occupied for a set period of time. This eliminates any uncertainty about whether or not a tenant will stay throughout their contract period as well as reduces the risk of turnover rates when signing new tenants in after each cycle ends. Studies have shown that mid to long-term leases can also lead to higher occupancy rates than short term renting which means less vacancy time between tenants and higher returns on investment for landlords.

By understanding the potential benefits of longer rental contracts, landlords can use this alternative income source to generate additional revenue even in today’s uncertain market conditions. It is important for landlords to do their research and weigh all of their options before making any decisions regarding renting out their properties in NYC or elsewhere. Rove can help owners find their next tenant or real estate property.

In the end, it will be up to Landlords to determine which route best suits their individual needs and goals. With knowledge and foresight, landlords may find long-term leases an attractive option that offers stability and predictability alongside higher yields than short-term rentals in Manhattan ever could. Longer agreements may provide landlords with additional revenue streams that wouldn’t be possible with shorter term rentals such as rent increases once existing contracts expire or placing restrictions on subleasing in order to protect against unauthorized tenants occupying their property. There may even be an opportunity for landlords to collect interest on deposits made by tenants before they move in should it be written into the contract agreement.

Finally, longer-term leases can also help generate income through things such as increase in property values or collecting interest on deposits made by tenants before they move in.

Discover more about the financial merits of fully furnished luxury rentals in our blog on investing in fully-furnished luxury rentals in NYC, a smart choice for investors seeking a stable income stream.

2. Building a long-term relationship with tenants

Another benefit from having 30+ day rentals is that landlords have the ability to build a long-term relationship with tenants. Landlords gain control over how their housing units are maintained and managed during the rental period since there are stricter rules regarding cleanliness, noise levels, and other policies to protect their interests. This makes it easier for landlords to take action if problems arise during the tenancy without having to constantly chase around tenants who are only there temporarily.

From the tenants perspective, when signing a 30+ day agreement, they looking for a place to call home for a longer period of time, and are more likely to treat the property with care and respect. This, in turn, can help to reduce the cost of repairs and maintenance, as well as minimize the amount of time the property is vacant between tenants.

In addition, by building a long-term relationship with tenants, property owners can develop a better understanding of their needs and preferences, making it easier to tailor their services to meet their needs. This can result in higher levels of satisfaction and loyalty, which can help to reduce tenant turnover and increase the likelihood of tenants renewing their lease when it expires. At Rove, we provide 24/7 concierge services to all our guests so they have an unforgettable experience with us.

Lexington Place III by Rove Travel

3. A more traditional rental experience for tenants

30+ day rentals offer a more traditional rental experience for tenants, who are often looking for a temporary home away from home. This type of rental is particularly popular among business travelers and people relocating to the city, as it provides the comfort and security of a home, which means more than a place to sleep for a few nights.

In addition, 30+ day rentals typically come with a range of amenities and services, such as fully furnished apartments, housekeeping, and laundry services. Rove was created to provide a luxury experience for travelers and business professionals alike. Our curated portfolio of fully-furnished properties offers premium amenities, workstations that are set up with monitors and keyboards, and stylish furnishing making it possible to live, work, and travel without compromise.

Luxury design and offerings can help to attract tenants who are looking for a better rental experience, and can provide a competitive advantage over short-term rentals, which often lack these amenities.

The Benefits of 30+ Day & Monthly Rentals

30+ day rentals offer several benefits over traditional short-term rentals, such as increased stability and predictability in rental income, as well as the ability to build a long-term relationship with tenants. These rentals also offer a more traditional rental experience for tenants, who are often looking for a temporary home away from home.

The ability to adapt to 30+ day rentals in NYC is the key to success

The ban on short-term rentals in NYC presents a unique opportunity for property owners to get into the world of 30+ day rentals. Renting out properties on 30+ day contracts may be a more advantageous option for landlords than short-term rentals due to additional benefits such as increased stability, greater control over management and maintenance of housing units, potential additional revenue streams, better relationships with tenants, and more favorable contractual terms overall. Even though NYC’s short-term rental ban may have put an end to many popular vacation rentals, those who are willing to commit themselves to a 30+ day rental contract still have the opportunity to make money and maximize returns on their investments.

By understanding all aspects involved with longer rental contracts, from potential benefits like increased stability and financial gains all the way down to drawbacks like lengthy leases that may require certain commitments from both parties. Landlords can benefit from this alternative income source to maximize returns on their investments even during uncertain times such as these. It is important for property owners to do research accordingly and weigh all options before making any decisions regarding renting out their properties whether it is in NYC or elsewhere - it will be up to you to decide which route best suits your needs and goals most effectively to achieve the desired results.

Rove Travel is a property manager focused on luxury homes in Manhattan and Brooklyn, and can help consult you in understanding your options on converting your short term rental into a 30+ day rental.

Compliance with NYC’s rental laws is a must; learn our key tips on finding the right luxury property management company to understand the regulatory landscape.

With knowledge foresight, property owners may find mid to longer-term leases especially attractive offering variety of both stability predictability alongside higher yields than short term rentals could ever provide through traditional methods sources.

However, it's important to understand the rules and regulations surrounding the ban and to comply with all local laws. With the right strategies and approach, property owners can successfully work with the ban and benefit from the growing demand for 30+ day rentals in NYC.

* More about the Multiple Dwelling Law. Please check local governments and zoning district rules as there may be exemptions to land use and rental laws.

NYS Multiple Dwelling Law prohibits short-term rentals in buildings with three or more units.

MDL § 4(8)(a), the relevant statute, states: A “class A” multiple dwelling is a multiple dwelling [3 units] that is occupied for permanent residence purposes…A class A multiple dwelling shall only be used for permanent residence purposes. For the purposes of this definition, “permanent residence purposes” shall consist of occupancy of a dwelling unit by the same natural person or family for thirty consecutive days or more and a person or family so occupying a dwelling unit shall be referred to herein as the permanent occupants of such dwelling unit. The following uses of a dwelling unit by the permanent occupants thereof shall not be deemed to be inconsistent with the occupancy of such dwelling unit for permanent residence purposes: (1)(A) occupancy of such dwelling unit for fewer than thirty consecutive days by other natural persons living within the household.

New York City Building Code prohibits short-term leasing in one and two family homes. Section 310.1.3 of the New York City Building Code (BC), found in Title 28 of the Code, provides that an R-3 occupancy includes “buildings or portions thereof containing no more than 2 dwelling unit, occupied, as a rule, for shelter and sleeping accommodation on a long-term basis for a month or more at a time . . ..”

FAQ

What is Local Law 18 and how does it affect NYC property owners?

Local Law 18 is a New York City regulation that requires hosts to register with the Mayor's Office of Special Enforcement before renting a home for fewer than 30 consecutive days. Registered hosts must remain present during a guest's stay and may host no more than two guests at a time, which effectively prohibits full-apartment short-term rentals in Class A residential buildings. Rentals of 30 consecutive days or more are exempt from these requirements.

Can I still earn rental income in NYC after the short-term rental ban?

Yes. The ban targets stays of fewer than 30 days, so property owners who list their homes for monthly stays of 30 nights or more remain fully compliant and can continue earning rental income. This 30+ day rental model is both legally sound and increasingly in demand as the short-term rental supply in NYC has contracted sharply since Local Law 18 took effect.

Are rent-regulated apartments and NYCHA units permitted under the 30+ day rental model?

No. The law explicitly prohibits listings from renters or owners in rent-regulated buildings, and NYCHA units are not permitted regardless of the rental duration. One- and two-family homes are also subject to the law, so owners should confirm their building's classification before listing.

How do 30+ day rentals provide more stable income than short-term rentals?

Monthly rentals avoid the seasonal demand swings that typically affect nightly stays, producing a more consistent revenue stream from month to month. Longer agreements also reduce tenant turnover, cut the vacancy time between stays, and give property owners greater predictability when managing their finances. Studies indicate that mid- to long-term leases can lead to higher occupancy rates overall.

What does a property owner need to register under Local Law 18?

To register with the Mayor's Office of Special Enforcement, owners must submit the property address, owner contact information, the number of units, and a range of supporting documents. Registrations opened on March 6, 2023, the same day the law took effect. Listings on platforms such as Airbnb and VRBO must display a valid short-term rental permit number, and unregistered listings are prohibited from being published.