Daily Regulatory Notes 09/10/2025
Cities address STRs. California passes bill; New York City, NY reviews enforcement; Boston, MA revisits ordinance; Buena Vista, CO approves ordinance; Parma Heights, OH enacts second six-month moratorium; Spring Lake Heights, NJ; Worcester County, MD; Oakland, CA; Boulder, CO. READ MORE.
California
California’s Legislature has passed Senator María Elena Durazo’s SB 346, the Short-Term Rental Facilitator Act of 2025, sending it to Governor Gavin Newsom for final approval by October 12.
The bill requires platforms like Airbnb to share host data with local governments so they can enforce licensing rules and collect transient occupancy taxes, addressing the 25–75% of rentals that currently operate unlicensed. Backed by cities and county treasurers, the measure aims to recover lost revenue and curb illegal units that strain housing supply.
SB-346 Local agencies: transient occupancy taxes: short-term rental facilitator
New York City officials say Local Law 18 has nearly eliminated illegal short-term rentals. According to the Mayor’s Office of Special Enforcement, the number of active listings has dropped from more than 38,000 in 2023 to about 3,000 today, securing thousands of homes for long-term renters in a city with a 1.4% vacancy rate.
The office’s annual report shows that 40% of registration applications were approved this year, while more than 4,300 were denied for noncompliance. Platforms are now required to verify registration before booking, cutting off illegal listings. Officials say the law is working as intended—preventing units from being lost to the short-term market and ensuring hosts operate legally.
Boston’s short-term rental ordinance, first adopted in 2018, continues to shape how Airbnb and VRBO operate in the city, requiring registration, proof of primary residency, and a business certificate before units can be listed legally.
The rules followed a legal battle with Airbnb, which ultimately agreed to delist unregistered properties, though some hosts still bypass the process. Neighbors say their frustration lies less with short-term rentals themselves and more with operators skirting permits, leading to disruptions like late-night noise and uncooperative management.
Buena Vista trustees narrowly approve an ordinance freezing new short-term rental licenses for out-of-county owners, capping them at 119 and tightening rules to slow speculative investment.
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The measure, passed by a 3–2 vote, adds a two-year ownership requirement before turning a property into an STR, excludes certain zones from eligibility, and redefines how housing stock is calculated by removing deed-restricted units and the South Main PUD. The freeze will be revisited within a year.
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Parma Heights City Council enacts its second six-month moratorium on short-term rentals, citing loopholes in the city’s new ordinance and concerns over neighborhood impacts.
Officials say the pause allows time to refine the permitting process, study recent bans in nearby suburbs, and prepare for added pressures tied to the potential Cleveland Browns stadium relocation to Brook Park. Mayor Marie Gallo emphasizes that the move is aimed at protecting residential character and reducing risks of party houses, with council and the planning commission aligned on reviewing options before applications reopen.
Spring Lake Heights is now the latest Jersey Shore town to face mounting pressure over short-term rentals, as more than 20 residents packed this week’s council meeting to demand action against what they describe as disruptive Airbnbs taking over Prospect Avenue and nearby blocks.
Neighbors said the homes bring large crowds, cars blocking fire hydrants, and late-night parties that undermine the town’s character, while urging leaders to eliminate STRs altogether. Like other Shore towns, Spring Lake Heights is weighing zoning restrictions, permitting systems, and occupancy limits, but officials emphasized the urgency of acting before the town becomes “the last one standing” without rules in place.
In Worcester County, zoning officials are revoking short-term rental licenses in West Ocean City’s Landings at Bayside after discovering that many newer homes don’t meet county parking requirements.
Sixteen homeowners recently received letters saying their licenses had been issued in error, with officials explaining that any property built after January 2020 must provide three off-street parking spaces, one more than the standard two. Eight townhouse licenses were pulled because their units lacked dedicated third spaces, while another eight single-family owners were told they must add driveways or risk losing their permits entirely.
Despite years of debate, Oakland still hasn’t adopted short-term rental regulations, with hearings now delayed until 2026.
City staff originally floated strict limits in 2023, including a 90-night cap and restrictions to primary residences only, but progress has been slowed by contracting delays and shifting priorities. At the same time, Airbnb has stepped up lobbying, urging councilmembers to adopt a lighter-touch system that would allow hosts multiple listings and grandfather in existing operators. Housing advocates warn the pause leaves thousands of unregulated listings unchecked, while city officials say they are preparing recommendations with vendor Granicus for public review this fall.
Boulder is moving to update its short-term rental rules ahead of the 2026 Sundance Film Festival. City council is reviewing a new “Festival Lodging License,” which would ease some restrictions on rentals during major multi-day events.
The license would give property owners more flexibility to host visitors while keeping a system of oversight in place. Officials say the goal is to ensure the city can handle the surge in demand for accommodations without overwhelming neighborhoods. The proposal had its first reading this week, and a second is scheduled for September 18. If approved, the new license will become part of Boulder’s broader plan for managing housing and hospitality during large festivals.
In case you missed it:
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Dane Artisola
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