Massachusetts Rules for Airbnb and Short-Term Rental Sublets

Roommates, Subletting & Shared Housing Massachusetts published: June 21, 2025 Flag of Massachusetts

With the rise of home-sharing platforms like Airbnb, many Massachusetts renters are curious about the legality of offering their apartment as a short-term rental. Understanding your rights and obligations under state law can help you avoid costly mistakes and protect your housing.

Short-Term Rentals and Massachusetts Law: The Basics for Renters

In Massachusetts, short-term rentals are regulated at both the state and local levels. The state defines a short-term rental as a property rented in exchange for payment for fewer than 31 consecutive days. This includes hosting guests through platforms like Airbnb, Vrbo, or similar channels.[1]

  • Permission from Your Landlord: Most rental agreements in Massachusetts prohibit subletting without your landlord’s written consent. Always check your lease before planning to host.
  • State Registration Requirement: Anyone offering short-term rentals in Massachusetts must register their property with the Department of Revenue (DOR) Short-Term Rentals Registry.
  • Local Permits: Some cities and towns require their own registrations, permits, or inspections for short-term rentals (e.g., Boston, Cambridge). Always review your local city or town’s requirements before listing your rental.

What Is a Sublet?

Subletting means renting out your leased unit—or a portion of it—to someone else for an agreed time, while you remain on the original lease. Short-term or Airbnb-style sublets are included in this definition if you temporarily let your property for a few nights or weeks.

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Landlord Consent: Legal Requirement Before You Host

Massachusetts law does not allow tenants to sublet or assign a rental without the landlord’s written permission unless your lease explicitly allows it.[2] Even with platforms like Airbnb, renting out all or part of your space to others—even for a weekend—counts as a sublet in most cases.

  • Always make a written request to your landlord if you wish to sublet, including for short-term rentals.
  • If your landlord denies consent, do not proceed with short-term sublets.
  • Your landlord cannot unreasonably refuse consent if your lease allows subletting, but you may need to demonstrate that your prospective guest meets the landlord’s standards.

Required Forms: Tenant’s Request to Sublet

While Massachusetts does not provide a statewide standardized sublet request form, you can formally notify your landlord in writing. Your lease may require you to use a particular form or provide specific information. If your landlord approves, obtain written consent for your records.

Tip: Always get your landlord’s consent in writing before you list your apartment on Airbnb or accept guests. Doing otherwise could put your tenancy at risk.

State Registration: How to Register a Short-Term Rental

Massachusetts requires all operators of a short-term rental (including renters with landlord permission) to register with the state’s official Short-Term Rental Registry.

  • Form Name: Short-Term Rental Operator Registration (Online Form)
  • When to Use: Register before hosting your first guest. The form collects property information, ownership status, and tax-related details.
  • Official Source: Short-Term Rental Operator Registration

After registration, you’ll receive a certificate number required to be displayed in your rental listing.

Tribunal/Board Handling Tenancy Issues

In Massachusetts, rental disputes—such as illegal sublets and evictions—are handled by the Housing Court Department of the Massachusetts Trial Court. If you’re facing a legal issue around Airbnb sublets or landlord disputes, you may file or respond in Housing Court.

Relevant Massachusetts Tenancy Legislation

Be sure to review your rights under Chapter 186: Tenancies and Subletting, which sets out landlord and tenant duties, including rules on assignment and subletting.

If your landlord refuses an Airbnb sublet and you proceed anyway, you risk eviction for violating your lease. Understand your rights and get legal help if needed.

Steps for Renters: How to Legalize a Short-Term Sublet

Thinking of subletting your rental on Airbnb or a similar platform? Here’s a summary of the action steps to follow:

  • Carefully review your lease for subletting or short-term rental restrictions.
  • Submit a written request to your landlord for permission to sublet or host guests for short-term stays.
  • If you receive written consent, save it for your records.
  • Register with the Massachusetts Short-Term Rental Registry before booking guests.
  • Comply with any local city or town requirements (permits, inspections, taxes).

Following these steps is critical for staying compliant with your lease and Massachusetts laws.

FAQ: Massachusetts Airbnb Sublets and Short-Term Rentals

  1. Can I sublet my Massachusetts apartment on Airbnb?
    Most renters must get their landlord’s written consent before listing a unit on Airbnb. Check your lease and always ask permission in writing first.
  2. What happens if I list my unit on Airbnb without my landlord’s consent?
    If you host guests without required permission, you may be violating your lease and face eviction proceedings.
  3. Do I need to register my rental with the state for short-term hosting?
    Yes. All hosts must register with the Massachusetts Short-Term Rental Registry and display your certificate number in your listing.
  4. Are there special rules for short-term rentals in Boston or other cities?
    Yes. Many cities, including Boston and Cambridge, require additional local permits or registration. Check with your city or town’s housing department.

Conclusion: Key Takeaways for Renters

  • Always check your lease and get written landlord consent before subletting on Airbnb in Massachusetts.
  • Register your rental with the state and follow city or town requirements.
  • Violating your lease by hosting unauthorized guests could result in eviction—know your rights and obligations.

Need Help? Resources for Renters

  1. Massachusetts Short-Term Rentals Law, Department of Revenue Short-Term Rentals.
  2. Massachusetts General Laws c. 186, § 15— Assignment and Subletting.

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Bob Jones
Bob Jones

Editor & Researcher, Tenant Rights USA

Bob writes and reviews tenant law content for various regions. They’re passionate about housing justice and simplifying legal protections for renters everywhere.

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