New Orleans Short-Term Rental Laws (2026)

Permits, taxes, caps, and penalties for Airbnb & vacation rentals in New Orleans, Louisiana — from official sources, with citations. Reviewed 2026-07-03.

Permitted with Conditions

You can run an STR in New Orleans, but residential permits are capped at one per city square (lottery-decided), require a live-on-site operator, and most of the French Quarter is off-limits.

Can you operate a short-term rental in New Orleans?

New Orleans regulates STRs (stays under 30 consecutive days) under ordinances 029381 MCS and 029382 MCS, effective July 1, 2023. Residential zones use Non-Commercial STR (NSTR) permits capped at one NSTR or B&B per city square, awarded by lottery when squares are contested; commercial and mixed-use zones use Commercial STR (CSTR) permits. Whole-home investor rentals in residential neighborhoods are effectively squeezed out by the density cap and the requirement that the operator live at the property.

Permit required for stays under 30 days

An STR is any rental of a dwelling unit for less than 30 consecutive days for compensation. Operating without a city permit is illegal; the current framework took effect July 1, 2023 under Ordinances 029381 MCS and 029382 MCS.

§ Ord. 029381 MCS; Ord. 029382 MCS

One NSTR per square (density cap)

A maximum of one NSTR or bed & breakfast may be permitted per city square. If more than one qualified applicant wants the same square, the city holds a lottery; losers can reapply next quarter or seek a special exception through the City Planning Commission.

§ City STR ordinance (per nola.gov STR Administration)

Resident operator required for NSTRs

NSTR operators must reside at the property at the time of guest stays â this replaces the old homestead-exemption test as the owner-occupancy mechanism. CSTR operators are not required to live on-site.

French Quarter and Garden District restrictions

STRs are prohibited in most of the French Quarter (with a narrow exception along the Bourbon Street entertainment corridor) and restricted in the Garden District under the city's zoning code. Verify your exact zoning district in the CZO before applying.

§ Comprehensive Zoning Ordinance (verify district)

Zoning determines permit type

Residentially zoned properties go the NSTR route; commercially and mixed-use zoned properties are eligible for CSTR permits. The permit type is dictated by the property's zoning district, not the owner's preference.

Permits & licenses in New Orleans

Every STR unit in Orleans Parish must carry two permits: an owner permit (NSTR or CSTR) and an operator permit. All permits expire June 30 annually, and contested residential squares are resolved through quarterly lotteries held in July, October, January, and April.

1
Confirm zoning and square availability
Check whether your property sits in a residential (NSTR) or commercial (CSTR) zoning district and whether your square already has an NSTR or B&B â if it does, no new NSTR permit is available for that square.
2
Get an operator permit
Every unit needs a licensed operator. NSTR operators must live at the property during guest stays; all operators must be reachable by phone and able to be physically at the unit within one hour. Application includes ID, photo, nuisance prevention plan, and neighborhood response plan.
3
Submit the owner application with required plans
Apply via onestopapp.nola.gov with proof of STR owner training completion, floor plan, evacuation plan, a noise abatement plan including a noise monitoring device, and a sanitation plan with daily visual inspections; no outstanding code violations allowed.
4
Enter the quarterly lottery if your square is contested
Lotteries run four times a year (July, October, January, April). Winners must pay all fees within five calendar days or forfeit the permit; first-year fees are prorated 100%/75%/50%/25% by round.
5
Renew every year by June 30
All permits expire June 30. Renewal requires a valid operator license, completed STR training, resolved violations, and closed building permits.

Fees: $50 non-refundable application fee; operator permits run $150 (single NSTR unit) to $1,000 (single CSTR or multiple units); owner permit fees also apply (see nola.gov fee schedule); plus $5/night rented (NSTR) or $12/night rented (CSTR) city fees.

Short-term rental taxes in New Orleans

STR stays under 30 days are taxed like hotel rooms: Louisiana state sales tax plus Orleans Parish gross rentals and occupancy taxes, a per-room-night occupancy privilege tax, and the city's per-night STR fees. The city's Bureau of Revenue collects the local pieces; confirm what your platform remits versus what you must file yourself.

Level	Tax	Rate	Collected by	Filing
State	Louisiana state sales tax on room rentals	5% (effective Jan 1, 2025, through 12/31/2029; 3% applies to 10+ room properties in Orleans/Jefferson Parish)	Varies	see source
City	Orleans Parish Gross Rentals Tax	5%	Varies	Filed with Bureau of Revenue (Form 8010-STR); see source for frequency
City	Orleans Parish Occupancy Tax	6.75%	Varies	Filed with Bureau of Revenue; see source for frequency
City	Hotel Occupancy Privilege Tax	$0.50 per night (1-299 rooms); $1.00 per night (300+ rooms)	Host	see source
City	STR nightly fee (NSTR/CSTR)	$5 per night rented (NSTR); $12 per night rented (CSTR)	Host	Paid to Department of Finance, Bureau of Revenue
District	Exhibition Hall Authority / Stadium District hotel occupancy taxes	see source	Varies	Due the 20th of the month following the taxable period (per LDR)

These rules change — New Orleans can amend them any month.

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Operating rules

Operator on-site and on-call

The NSTR operator must reside at the property during guest stays, and every operator must be reachable by phone and physically able to reach the unit within one hour of being contacted.

Noise, sanitation, and safety plans

Permits require a noise abatement plan with at minimum a noise monitoring device, a sanitation plan with daily visual inspections, plus floor and evacuation plans on file with the city.

Owner training class

Proof of completing the city's STR Owner training class is required for both new applications and renewals.

Platform reporting

Booking platforms must hold a city platform permit and report listing addresses, nights rented, and fees collected to the city â so unpermitted listings are visible to enforcement.

Clean compliance record to renew

Renewal requires resolved violations, closed building permits, a valid operator license, and completed training; outstanding electrical, mechanical, zoning, or addressing violations block approval.

Penalties for illegal short-term rentals in New Orleans

New Orleans enforces through administrative adjudication backed by platform data reporting. Beyond fines, the practical penalties are losing your lottery-won permit and being blocked from renewal.

⚠Maximum fine of $1,000 for each violation cited in adjudication proceedings (cap set by state law).
⚠Lottery winners forfeit their permit if all fees are not paid within five calendar days.
⚠Renewal is denied while violations are unresolved or building permits remain open.
⚠Platforms must report listing addresses, nights rented, and fees collected, giving the city direct visibility into unpermitted operations.

Official sources

Summarized from the official sources above as of 2026-07-03. Informational, not legal advice — always confirm requirements with the jurisdiction before acting.

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