Norfolk County, Massachusetts Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Norfolk County

Short-term rentals through booking platforms like Airbnb and VRBO have become increasingly popular in Norfolk County, Massachusetts. However, there are several regulations and requirements that property owners must follow in order to legally operate a short-term rental business.

In Norfolk County, short-term rentals are considered "alternative accommodations" and can include room rentals, cabins, homestays, vacation rentals, farm stays and camping outside of established campgrounds. Before starting a short-term rental, it's important to check the zoning laws in your specific city or town within the county. Some municipalities may restrict or prohibit short-term rentals in certain areas.

For example, in 2021 the City of Quincy passed a zoning ordinance banning all short-term rentals under 31 days in their Residence A district. A property owner challenged this in court and was able to continue operating based on the fact they had been renting rooms since before the new law took effect, establishing a pre-existing non-conforming use.

Massachusetts also implemented statewide registration, insurance, and tax requirements for short-term rentals that went into full effect in December 2019. Rentals must be registered with the state, have liability insurance, and operators must pay state excise taxes of 5.7% in addition to any local taxes. Cities and towns can adopt further restrictions, such as limiting the number of rental days per year or requiring the operator to live in the property for a certain period.

To start a short-term rental business in Norfolk County, some key steps include:

• Check your local zoning laws to confirm short-term rentals are allowed
• Register with the state and obtain a business certificate
• Secure proper insurance, typically $1 million in liability coverage
• Determine your target market and guest preferences
• Outfit the property with furniture, amenities and safety features like smoke detectors
• Establish policies around payments, deposits, check-in/out, and cleaning
• Create a listing on platforms like Airbnb or VRBO
• Obtain any required local permits and licenses
• Collect and remit state and local occupancy taxes

It's a good idea to connect with your city or town's land use department early in the process. For example, the Town of Norfolk encourages prospective business owners to schedule a pre-application meeting with staff to informally discuss plans and identify any potential issues before officially applying.

By carefully researching the regulations, crafting a solid business plan, and making your property safe and appealing to guests, you can successfully launch a short-term rental business in Norfolk County. Just be sure to stay up-to-date on any legislative changes that may impact your operations.

Short-Term Rental Licensing Requirements in Norfolk County

To legally operate a short-term rental in Norfolk County, property owners must obtain a Short-Term Rental Permit from the City of Norfolk's Zoning and Planning Department. The registration process is free, but there are some associated costs:

1. Fire Inspection: $50 to $75
2. Business License: $50 to $75
3. Conditional Use Permit (if required): $1,080

The steps to obtain a Short-Term Rental Permit must be completed in the following order:

1. Complete the online registration application, providing:

1. Proof of liability insurance covering at least $300,000
2. Photo of the off-street parking area on the property
3. Photo of driver's license to confirm primary residence (for Homestays)
4. Written permission from adjacent property owners if there is a shared driveway
5. Written permission from the Condo Association if applying for a Homestay permit in a condominium

2. If approved, schedule a fire inspection with the Fire Marshal's Office and send proof of inspection to STR@norfolk.gov.

3. Receive the Zoning Permit from the Planning Department, valid for 2 years.

4. Schedule a Zoning Inspection after receiving the Permit to avoid premature expiration.

5. Apply for a Business License for each rental unit. This cannot be obtained until the Zoning Permit is issued.

The online application typically takes 5-10 business days to process. Applicants will receive an email notification of approval or denial.

Property owners may only begin operating their short-term rental once they have received both the Zoning Permit and Business License. Anyone operating an unregistered short-term rental in Norfolk County will face a penalty of $200.

For additional questions about the licensing process, property owners can email STR@norfolk.gov for assistance from the city's staff.

Required Documents for Norfolk County Short-Term Rentals

To legally operate a short-term rental in Norfolk County, property owners must obtain several documents and meet specific requirements. Here is a list of the necessary documents along with their purpose and how to acquire them:

1. Zoning Permit: This permit confirms the property is allowed to be used as a short-term rental based on local zoning laws. Apply through the Norfolk Zoning and Planning Department's online portal. The permit is valid for 2 years and has no fee.
2. Proof of Liability Insurance: Short-term rental operators must have a minimum of $300,000 in liability insurance coverage. Provide documentation of this insurance when registering with the city.
3. Photos of Parking and License: Submit a photo of the designated off-street parking area for guests and a photo of your driver's license to confirm the property is your primary residence (for Homestays).
4. Written Permissions: If the property has a shared driveway, provide written permission from adjacent property owners. For condominiums, submit written permission from the condo association to operate a Homestay.
5. Fire Inspection Report: Schedule a fire inspection with the Fire Marshal's Office for a fee of $50-$75. Submit the inspection report to STR@norfolk.gov. This is required before the Zoning Permit can be issued.
6. Business Certificate: After receiving the Zoning Permit, apply for a Business Certificate for each short-term rental unit. The certificate is valid for 4 years and has a $50 fee. Exemptions apply for corporations operating under their legal name.
7. Lease Agreement: If the short-term rental is in a non-residential property, provide a copy of the lease agreement or notarized letter from the landlord identifying the business as a tenant.
8. Conditional Use Permit: This permit may be required for Homestays in buildings with more than one dwelling unit. The permit is valid for up to 10 years. The application fee is $1,080.
9. State-Level Requirements: In addition to county and city requirements, short-term rentals in Massachusetts must also register with the state, pay excise taxes, and potentially meet other regulations. Consult the Massachusetts Short-Term Rental Registry for details.

By gathering these documents and following the registration process, property owners can ensure their short-term rentals are operating legally in Norfolk County. The Building and Zoning Department is available to answer questions and provide guidance throughout the process.

Norfolk County Short-Term Rental Taxes

When operating a short-term rental business in Norfolk County, it's important to understand the various taxes that apply. Here is a breakdown of the key taxes to be aware of:

1. State Room Occupancy Excise Tax: Massachusetts imposes a 5.7% room occupancy excise tax on all short-term rentals. This tax is paid by the guest but collected and remitted by the host. It applies to the total amount of rent, including any cleaning fees. If the total rent is less than $15 per day, no tax is due.
2. Local Option Taxes: Cities and towns in Massachusetts have the option to levy additional local taxes on short-term rentals. For example, the City of Norfolk imposes a 1% tax on daily rentals of regular equipment and a 1.5% tax on daily rentals of heavy equipment. These local taxes are collected in lieu of personal property taxes on the rental items. Check with your city or town's tax department for specific local tax rates and requirements.
3. Convention Center Financing Fee: In certain cities with convention centers, like Boston, an additional Convention Center Financing Fee of 2.75% applies to short-term rentals.
4. Community Impact Fee: Some cities charge a Community Impact Fee on short-term rentals to offset the impact on affordable housing. For example, Boston levies a 3% fee that funds programs to support the creation and preservation of affordable housing.

It's important to note that tax rates and requirements can vary by location and are subject to change. Always consult with local tax authorities or a tax professional for the most up-to-date information.

Possible Write-Offs and Deductions

As a short-term rental operator, you may be able to deduct certain expenses from your taxable income. While specific deductions depend on your unique circumstances, here are some common items that may be deductible:

1. Mortgage interest and property taxes (if you own the rental property)
2. Rental income insurance
3. Cleaning and maintenance costs
4. Utilities paid by the host
5. Supplies for guests (e.g., toiletries, linens)
6. Platform service fees (e.g., Airbnb, VRBO)
7. Depreciation of furniture and equipment used in the rental

Consult with a tax professional to determine which deductions apply to your short-term rental business and how to properly document and claim them. Keeping accurate records of your income and expenses is crucial for maximizing your deductions and ensuring compliance with tax laws.

By understanding the tax landscape and taking advantage of available deductions, you can optimize your short-term rental operations in Norfolk County. Just be sure to stay informed of any changes to tax laws and requirements over time.

Massachusetts Wide Short-Term Rental Rules

In addition to any county or city-specific regulations, short-term rental operators in Norfolk County must also comply with statewide laws and requirements in Massachusetts. Here are the key state-level rules to be aware of:

1. Registration: As of July 1, 2019, all short-term rental operators in Massachusetts must register with the state's Department of Revenue (DOR). This applies regardless of how many days per year the property is rented. Operators will receive a certificate of registration which must be displayed inside the rental unit.
2. Taxes: Short-term rentals are subject to the state room occupancy excise tax of 5.7%. Local cities and towns can also impose an additional tax of up to 6% (6.5% in Boston). A community impact fee of up to 3% applies in some municipalities on operators who own two or more short-term rental properties in the same city or town. Taxes are collected and remitted by the rental platform (like Airbnb) or the operator.
3. Insurance: As of July 1, 2019, all short-term rental operators must maintain liability insurance of at least $1 million, unless the property is offered through a platform like Airbnb that provides equal or greater coverage. Operators must notify their homeowners' or renters' insurance carrier that they plan to conduct short-term rentals.
4. Health & Safety: Short-term rentals must meet all applicable sanitary, building, fire, and health codes. Operators should ensure they have working smoke alarms, carbon monoxide detectors, fire extinguishers, and information posted on emergency exits and contacts. Some municipalities require a health and safety inspection as part of the permitting process.
5. Rental Period: The statewide law defines a short-term rental as a stay of 31 days or less. There is an exemption for operators who rent for 14 days or less per calendar year - they are not required to collect and remit taxes, but must still comply with other provisions like registration and insurance.
6. Occupancy Limits: At the state level, there are no explicit occupancy limits for short-term rentals. However, many cities and towns do impose a maximum number of guests based on the number of bedrooms or other factors. It's important to check local regulations.

While these statewide rules provide a baseline, short-term rental operators in Norfolk County should carefully review the specific regulations in their city or town, as local laws can be more restrictive. Staying compliant with all levels of government regulation is essential to running a successful and legal short-term rental business in Massachusetts.

Does Norfolk County Strictly Enforce STR Rules?

Norfolk County has implemented a comprehensive set of regulations for short-term rentals, but the question remains: does the county strictly enforce these rules? Compared to other cities in the region, Norfolk County takes a moderate approach to enforcement. While the county has clear processes in place for compliance, including registration and permitting requirements, not all hosts adhere to these rules.

According to discussions on platforms like Reddit and Bigger Pockets, some hosts choose to operate their short-term rentals despite the regulations. These hosts often express frustration with the enforcement process and the potential consequences of non-compliance, such as the $200 penalty for unregistered rentals.

However, it's important to note that operating a short-term rental without proper registration and permits can lead to more severe consequences beyond the initial fine. Hosts who consistently violate the rules may face legal action, difficulty obtaining insurance coverage, and increased liability risks.

While Norfolk County's approach to enforcement may not be as stringent as some other cities, it is not accurate to characterize the county as entirely "Airbnb friendly." The existence of regulations and penalties demonstrates that the county is committed to maintaining oversight of the short-term rental market and ensuring a level playing field for all operators.

Ultimately, the decision to operate a short-term rental in Norfolk County despite the rules is a risky one. While some hosts may choose this path, it is not advisable from a legal or business perspective. The potential consequences of non-compliance far outweigh any short-term gains, and hosts who prioritize responsible operations and adhere to the county's regulations are better positioned for long-term success in the market.

In conclusion, while Norfolk County's enforcement of short-term rental rules may not be as strict as some other cities, it is inaccurate to suggest that the county is entirely lenient or that operating despite the rules is a wise choice. Hosts should carefully consider the risks and consequences before deciding to skirt the regulations, and those who comply with the county's requirements will be better equipped to build a sustainable and compliant short-term rental business.

How to Start a Short-Term Rental Business in Norfolk County, Massachusetts

Starting a short-term rental business in Norfolk County, Massachusetts can be a profitable venture if done properly. Follow these steps to get your business up and running:

• Research local regulations: Before investing in a property, thoroughly research the short-term rental regulations in Norfolk County and the specific town or city. Many municipalities have established rules such as limiting rentals to primary residences only, capping the number of rental days per year (often 30-180 days), and restricting the number of guests allowed. Failing to comply can result in fines and legal issues. Check the local zoning code and contact the zoning administrator for guidance.
• Create a business plan: Treat your rental like a business from the start by writing a detailed business plan. Outline your business goals, target market, unique selling points, financial projections, and marketing strategy. Use industry data from sources like to understand the competitive landscape and set realistic expectations. A solid plan will guide your decisions and help secure financing if needed.
• Register your business and obtain permits: Apply for a business license with Norfolk County as well as a short-term rental permit if required by your town. A rental permit typically involves a home inspection to ensure the property meets health and safety standards. You'll also need to register to collect and remit state and local occupancy taxes from guests. Consult with a lawyer or local officials to ensure you have all the necessary licenses and permits to operate legally.
• Invest in an attractive property: Choose a property that will appeal to your target guests, whether that's families, business travelers, or vacationers. Consider proximity to attractions, amenities offered, and the overall condition. Make it stand out with stylish decor, modern furnishings, and thoughtful touches. Highlight unique selling points in your listing description and photos. Monitor guest reviews and quickly address any issues to maintain an excellent reputation.
• Implement a dynamic pricing strategy: Maximize revenue by adjusting your nightly rates based on seasonal demand, local events, and competitor pricing. Many booking platforms offer smart pricing tools which can help you improve your rates. Continuous rate optimization will help keep your calendar full during peak times while avoiding vacancies in the off-season.
• Streamline operations with software: As you start getting bookings, you'll need to efficiently manage inquiries, reservations, turnovers, maintenance, and guest communication. Vacation rental software can automate many of these tasks by syncing calendars across booking channels, scheduling cleanings, and sending guest emails. This will free up your time to focus on customer service and growing your business.
• Build a strong marketing presence: List your property on multiple booking sites like Airbnb, VRBO, and Booking.com to reach a wide audience of potential guests. Craft an enticing listing with a catchy headline, detailed description, and professional photos. Encourage satisfied guests to leave online reviews, which serve as powerful social proof. Consider creating a direct booking website as well to drive more reservations and avoid booking fees.

By following these steps and continually optimizing your business, you'll be well on your way to running a successful short-term rental in Norfolk County. It requires hard work and attention to detail, but with careful planning and execution, it can become a lucrative source of income.

Who to Contact in Norfolk County about Short-Term Rental Regulations and Zoning?

If you have questions about short-term rental regulations or zoning in Norfolk County, there are several key contacts and resources available:

Norfolk County Planning Department

1. Email: planning@norfolkcounty.ca
2. Phone: 519-426-5870 or 226-NORFOLK, extension 1842
3. The Planning Department can provide guidance on zoning, permitted uses, and the process for obtaining necessary permits and licenses for short-term rentals.

Norfolk County Zoning Administrator

1. Contact the Zoning Administrator for specific questions about your property's zoning and whether short-term rentals are allowed.
2. Refer to the Norfolk County Zoning By-Law for detailed information on land use, building requirements, and property development regulations.

Norfolk County GIS Department

• Email: norfolkGIS@norfolkcounty.ca
• The GIS Department maintains mapping resources that can help you determine your property's zoning district.

In addition to these official contacts, connecting with other short-term rental hosts in Norfolk County can provide valuable insights and support. Consider engaging with the following online communities:

BiggerPockets Short-Term Rental & Airbnb Investing Forum

This active forum is a great place to ask questions, share experiences, and learn from seasoned short-term rental investors.

Airbnb Community Center

Airbnb's official community platform allows hosts to connect with one another, discuss local regulations, and get tips for success.

By leveraging these contacts and resources, you can gain a clear understanding of the short-term rental landscape in Norfolk County and ensure your property is compliant with all applicable rules and regulations. Don't hesitate to reach out to local officials or tap into the knowledge of experienced hosts as you navigate the process of starting and operating your short-term rental business.

What Do Airbnb Hosts in Norfolk County on Reddit and Bigger Pockets Think about Local Regulations?

Discussions on platforms like Reddit and BiggerPockets provide valuable insights into how short-term rental hosts in Norfolk County feel about local regulations. Here are a few notable examples:

BiggerPockets Forum Post: "Don't Panic, Pivot - Short Term Rental Turned 30+ Day Stays"

In this post, a Norfolk County host shares their experience of purchasing a 4-plex with the intention of operating short-term rentals. After successfully renovating and listing units on Airbnb, they received a violation notice due to being unaware of certain zoning regulations. The host's permit application was declined, forcing them to pivot their strategy to 30+ day stays.

This highlights the importance of thoroughly researching local regulations before investing in short-term rentals, as non-compliance can derail business plans.

Reddit Post: "City of Richmond Airbnb hosts made a combined $3.8M this summer"

While this post focuses on Richmond, VA, it includes a comment from a host expressing their disregard for the "no rentals under 30 days" code. The host argues that as a property owner who pays the bills, they should have the right to decide who stays in their house and under what circumstances, considering it a private matter rather than the city's business.

This sentiment reflects the frustration some hosts feel towards regulations they perceive as overly restrictive or infringing on their property rights.

Reddit Post: "Does this listing look legit? (17% tax, 2019 reviews)"

In this post, a potential guest inquires about the legitimacy of a listing with a 17% tax and reviews from 2019. While not specific to Norfolk County, the comments provide insight into how taxes and regulations can vary by location.

Hosts chime in to explain that it's common for Airbnb to not collect all necessary taxes in some areas, requiring hosts to do so separately. They also note that review gaps are understandable due to the impact of COVID-19 on the short-term rental market.

These examples demonstrate the complex landscape Norfolk County hosts navigate when it comes to local regulations. While some express frustration with rules they consider burdensome, others recognize the importance of compliance to avoid violations and maintain successful operations. Open discussions among hosts can help clarify requirements, share strategies for adapting to regulatory changes, and foster a sense of community in the face of challenges.

Disclaimer: While we here at BNBCalc strive to keep all of our regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.