Overview: Are short‑term rentals allowed in Roxbury, MA?

• Yes. Short‑term rentals (STRs) are allowed in Roxbury, MA, subject to City of Boston rules. Roxbury is a neighborhood within Boston, so Boston’s STR ordinance and Inspectional Services Department (ISD) program govern operations.
• Only owner‑occupied residential units are eligible: condominiums, single‑family, two‑family, and three‑family buildings. For two‑ or three‑family buildings, the owner‑occupant must own all units.
• An STR is defined as a residential unit rented for fewer than 28 consecutive days for a fee.
• There are three permitted unit types: Limited Share, Home Share, and Owner‑Adjacent. Each type has specific eligibility criteria, occupancy limits, and fee structures. Operators must register annually, include the registration number in listings, obtain a business certificate, notify abutters, and comply with taxes (room occupancy excise).

How to start a short‑term rental business in Roxbury

1. Confirm eligibility before applying

• Use the City’s eligibility tool to verify your unit’s status.
• Ensure the unit is owner‑occupied and your primary residence (nine of the last 12 months, or nine of the next 12).
• Confirm there are no affordability covenants or affordability restrictions; there cannot be three or more violations in six months for noise, trash, disorderly conduct, or similar issues; and there can’t be outstanding building, sanitary, zoning, or fire code violations.

2. Register the STR unit

• Submit registration to Boston Inspectional Services (ISD).
• Select the correct unit type:
  • Limited Share: private bedroom(s) in owner’s primary residence; owner present during stays.
  • Home Share: entire unit in owner’s primary residence; owner absent during stays.
  • Owner‑Adjacent: whole unit in same two‑ or three‑family property as owner’s primary residence; owner owns all units.
• Pay the applicable fee:
  • Limited Share: $25 per year
  • Home Share: $200 per year
  • Owner‑Adjacent: $200 per year
• Include your local contact information; this person must be able to respond in person within two hours.

3. Obtain a Business Certificate

• After registration approval and fee payment, apply for a business certificate through the City Clerk’s office.
• Fees: $35 for Massachusetts residents; $65 for non‑residents conducting business in Massachusetts.
• Certificates must be renewed every four years.

4. Meet operational obligations

• Display the registration number in all listings and advertisements.
• Post a safety notice inside the unit showing the locations of fire extinguishers, exits, and pull fire alarms.
• Notify abutters (any residential dwelling within 300 feet) within 30 days of registration that your unit is an STR.
• Maintain compliance with all federal, state, and local laws and codes; the unit must remain free of outstanding violations.

5. Taxes and record‑keeping

• Collect and remit the Massachusetts Room Occupancy Excise Tax (M.G.L. c. 64G) on STR stays; Airbnb typically collects and remits this tax on behalf of hosts.
• Keep records for at least three years to demonstrate compliance, primary residency, ownership, and STR days.

Required documents, permits, licenses, and guidelines

• Registration

  • Application through Boston ISD Short‑Term Rental portal.
  • Annual fee based on unit type.
  • Registration number issued per unit; valid January 1–December 31 each year.

• Proof of primary residence (submit at least two of the following)

  • Proof of residential exemption
  • Utility bill (gas, electric, oil, or water; must show service and mailing address)
  • Voter registration (certificate from the Elections Department)
  • Motor vehicle registration
  • Deed
  • Driver’s license or state‑issued ID

• Business Certificate

  • Application via City Clerk
  • Filing fee: $35 (MA residents); $65 (non‑residents)
  • Renewal every four years
  • Registration number form from ISD must accompany the application

• Safety and postings

  • Sign posted inside unit: location of fire extinguishers, exits, and pull fire alarms

• Record‑keeping

  • Maintain records for three years: proof of primary residence days, ownership, and STR days

Specific regulations for STRs in Roxbury (city, county, state)

• City of Boston STR Ordinance (Chapter IX § 9‑14)

  • Definition: STR is renting a residential unit for fewer than 28 consecutive days for a fee.
  • Owner‑occupied units only; two‑/three‑family STRs allowed only when owner‑occupant owns all units.
  • Three allowed unit types with occupancy limits:
    • Limited Share: three bedrooms or six guests, whichever is fewer.
    • Home Share: five bedrooms or ten guests, whichever is fewer.
    • Owner‑Adjacent: entire single secondary unit in a two‑ or three‑family building; occupancy limits per Boston code.
  • Annual registration required; registration number must be on all listings.
  • One whole‑unit listing at a time; you cannot simultaneously offer a home share unit and an owner‑adjacent unit if you are away from your property.
  • Local contact must respond in person within two hours.
  • Notify abutters within 300 feet within 30 days of registration.
  • No affordability‑restricted units; no units subject to affordability covenants or rental assistance; no properties designated as “Problem Properties.”
  • Good standing requirement: no outstanding building, sanitary, zoning, or fire code violations; violations trigger suspension of registration until cured.

• Ineligible Units and Exemptions

  • Ineligible:
    • Units with affordability restrictions or subject to affordability covenants.
    • Units located within a “Problem Property” or owned by a Problem Property owner.
    • Units subject to local, state, or federal law prohibiting leasing or STR use.
    • Units with three or more findings of violations within six months (noise, trash disposal, disorderly conduct, or similar).
  • Exempt from STR definition (but may need separate licenses/permits):
    • Hospital‑related stays under contract with a healthcare facility, government entity, or nonprofit; contract must describe legitimate hospital‑stay use.
    • Furnished institutional/business stays (minimum 10‑day stay) with contract among building owner, corporate housing operator, and institution/business; must describe executive suite or business use.
    • Lodging houses and bed‑and‑breakfasts: must register but do not pay the annual STR registration fee; lodging houses must advertise their valid Licensing Board license; bed‑and‑breakfasts must advertise their Certificate of Occupancy.

• Taxes

  • Massachusetts Room Occupancy Excise Tax (M.G.L. c. 64G) applies to STR stays; hosts must collect and remit unless a booking agent (e.g., Airbnb) does so.
  • Airbnb generally collects and remits these taxes for Boston hosts; confirm coverage and register with the Massachusetts Department of Revenue if required.

• Registration and operation specifics

  • Registration runs January 1–December 31; licenses do not transfer with sale; new owners must re‑register.
  • Operators must be natural persons (individuals); corporate entities are not eligible to register as operators.
  • Booking agents (e.g., Airbnb) must report monthly data to the City and remove ineligible listings; agents that refuse enforcement obligations may be barred from doing business in Boston.

Contact information for local authorities

• Boston Inspectional Services Department (ISD) – Housing Division

  • Phone: 617‑635‑5300
  • Email: shorttermrentals@boston.gov
  • Address: 1010 Massachusetts Ave, Boston, MA 02118

• City of Boston – Short‑Term Rentals Program

  • Website: Short‑Term Rentals program page (see Sources)
  • Online registration portal (see Sources)

• Boston City Clerk – Business Certificates

  • Website: How to apply for a business certificate (see Sources)

• Massachusetts Department of Revenue (DOR)

  • Room Occupancy Excise Tax guidance and registration (see Sources)

Sources (links to source pages)

• Boston Short‑Term Rentals program overview and registration:

  • www.boston.gov/departments/inspectional-services/short-term-rentals

• Boston Short‑Term Rental Registration portal:

  • onlinepermitsandlicenses.boston.gov/isd/ShortTermRental/

• Boston STR Ordinance (PDF):

  • www.boston.gov/sites/default/files/document-file-08-2018/short-term_rental_ordinance.pdf

• Boston STR eligibility tool:

  • data.boston.gov/dataset/short-term-rental-eligibility/resource/83621b97-9a00-4aa7-bf43-28cae04969d4

• How to apply for a Boston Business Certificate:

  • www.boston.gov/departments/city-clerk/how-apply-business-certificate

• Massachusetts Room Occupancy Excise Tax guide:

  • www.mass.gov/info-details/room-occupancy-excise-tax

• M.G.L. c. 64G, Section 3 (Room Occupancy Excise Tax):

  • malegislature.gov/Laws/GeneralLaws/PartI/TitleIX/Chapter64G/Section3

• Boston Zoning Code (Boston Planning & Development Agency):

  • www.bostonredevelopmentauthority.org/zoning

• Boston Licensing Board:

  • www.cityofboston.gov/licensing

Notes and practical reminders

• Roxbury STRs must meet all Boston requirements; there are no separate Roxbury‑specific exemptions or caps.
• You must be the owner‑operator and a natural person; corporate ownership cannot serve as the operator for STR registration.
• Non‑conforming units that had STR leases as of June 1, 2018, were allowed a “sunset” period through September 1, 2019, or lease end—whichever came first; such units are not grandfathered thereafter unless they meet current ordinance criteria.
• Condominium associations may have additional restrictions in their bylaws; confirm compliance with condo documents before listing.
• Keep your unit free of violations; repeated or outstanding code violations can trigger suspension or revocation of your registration.