Overview: Are short-term rentals allowed in Wellesley, MA?

• Yes. As of 2025, Massachusetts law (Chapter 337 of the Acts of 2018) recognizes short‑term rentals (STRs) statewide and allows hosting platforms to list and collect taxes. Municipalities can impose local safety, licensing, and zoning requirements, but they cannot categorically ban STRs that meet state criteria. Source: Chapter 337 of the Acts of 2018 (Miyares‑Harrington presentation).
• Important distinction for Wellesley: If your unit is an Accessory Dwelling Unit (ADU), Wellesley’s zoning bylaw sets a minimum rental period of 30 days (the greater of 30 days or the short‑term rental period in Town Bylaws). This effectively prohibits stays shorter than 30 days for any unit that is an ADU under Wellesley Zoning Section 5.13. Source: Wellesley Zoning Bylaw Section 5.13.D.iii (ADU Motion, 2024).
• No evidence in the provided documents that Wellesley has enacted an STR licensing/permitting program separate from ADU rules. The town’s ADU Motion establishes specific, detailed ADU requirements but does not document an STR registration process for non‑ADU units. Source: ADU Motion (2024).
• Market/hosting‑platform guidance claims Wellesley requires annual registration and a 6% local lodging tax; these are not confirmed in the town or state materials provided. Treat as unverified. Source: Summer (vacation rental management company) market overview for Wellesley.

How to start a short‑term rental business in Wellesley

1. Confirm zoning and principal use

• Verify that the property is not an ADU unless you intend to comply with the 30‑day minimum. If your STR will be in a standard single‑family home (not an ADU), Massachusetts law permits STR hosting subject to state and any applicable local rules. Source: Chapter 337 (2018).
• If you are creating an ADU (attached or detached), you must follow Wellesley’s ADU bylaw (below). This includes special permitting for detached ADUs, owner‑occupancy, and the 30‑day minimum rental period. Sources: ADU Motion (2024); Town Meeting Article 39 (2022).
• Check dimensional and Large House Review constraints with the Planning Department before committing to construction or major alterations. Source: ADU Motion (2024).

2. Obtain state registrations and tax setup

• Register with the Massachusetts Department of Revenue (DOR) and obtain a Certificate of Registration under M.G.L. c.62C, §67 if you will collect and remit state taxes (note: hosting platforms often handle state tax collection on your behalf; confirm your exact obligations). Source: Chapter 337 (2018).
• Enroll with the Executive Office of Housing and Economic Development registry for short‑term rental operators (state registry established by Chapter 337). Source: Chapter 337 (2018).
• Set up state room excise tax (if not collected by your hosting platform):
  • 5.7% state room excise applies to most STR occupancies of fewer than 31 days. Massachusetts amended the definition of “rent” to include cleaning fees and other service charges. Source: Chapter 337 (2018).
• Determine whether Wellesley has adopted a local room excise or community impact fee at the 6% maximum:
  • The presentation lists municipalities that had adopted or were considering local options; Wellesley is not explicitly listed as adopting the local room excise or the 3% community impact fee in the provided materials. Treat adoption status as unconfirmed. If adopted locally, the rate would be up to 6%. Sources: Chapter 337 (2018); Miyares‑Harrington presentation.

3. Insurance, safety, and posting requirements

• Maintain property and general liability coverage of at least $1,000,000 per STR, unless your hosting platform provides greater coverage. Source: Chapter 337 (2018).
• Post and provide guests with the location of fire extinguishers, gas shut‑off valves, fire exits, and fire alarms. Source: Chapter 337 (2018).

4. Occupancy and zoning limits (Wellesley)

• Non‑ADU STRs: Confirm the applicable zoning occupancy limit with the Building/Inspectional Services Department (ISD). The ADU materials reference the town’s general limit of “not more than three unrelated persons” in single‑family districts. Treat as a ceiling to be verified with ISD for your specific property and zoning. Source: Town Meeting Article 39 (2022).
• ADUs (if applicable): Owner must reside on the property at least 184 days per year; a 30‑day minimum rental period applies; ADUs cannot be used for home occupations; deliveries must be customary to a residential area; exterior doors of detached ADUs must not present to a public street; detached units must match the principal dwelling’s style and sit only in rear or side yards. Sources: ADU Motion (2024); Town Meeting Article 39 (2022).

5. Construction and permitting (if building or converting)

• Building permits and inspections are required under the State Building Code. For ADUs, the Inspector of Buildings must not issue a building permit or certificate of occupancy until the Planning Department certifies compliance with Section 5.13.D. Sources: ADU Motion (2024).
• Detached ADUs and any ADUs constructed within accessory structures require a Special Permit from the Zoning Board of Appeals (ZBA). Source: ADU Motion (2024).
• Construction of an ADU may trigger Large House Review by the Planning Board. Plan early to avoid delays. Source: ADU Motion (2024).
• Record a notice in the Registry of Deeds stating the property includes an ADU; submit annual certifications to the Planning Department; provide notice of sale to the Planning Department. Failure to comply can result in removal orders. Sources: ADU Motion (2024).

6. Taxes and filings (state/local)

• If you are not on a hosting platform that remits for you, file and remit the 5.7% state room excise and any local room excise adopted by Wellesley (if applicable) through the DOR. Source: Chapter 337 (2018).
• If Wellesley has adopted the local room excise, it can levy up to 6% in addition to the state tax. Whether Wellesley has adopted this, and any community impact fee (up to 3% of rent for certain professionally managed STRs), is not confirmed in the provided documents. Sources: Chapter 337 (2018); Miyares‑Harrington presentation.

Required documents, permits, licenses, and guidelines

• State-level:
  • DOR Certificate of Registration (M.G.L. c.62C, §67).
  • Executive Office of Housing and Economic Development registry enrollment (state STR registry).
  • Remittance of 5.7% state room excise and compliance with tax definitions (including cleaning/service charges).
• Local-level (Wellesley):
  • If an ADU is involved:
    • Building and occupancy permits under the State Building Code.
    • Planning Department certification of compliance with Zoning Bylaw Section 5.13.D prior to permit issuance.
    • Special Permit from the ZBA for detached ADUs and ADUs built within accessory structures.
    • Registry of Deeds notice that the property includes an ADU.
    • Annual ADU compliance certification to the Planning Department.
    • Notice of sale to the Planning Department.
  • If a standard STR (non‑ADU):
    • Confirm zoning and occupancy limits with ISD/Planning; no local STR licensing was documented in the provided materials.
• Insurance:
  • Minimum $1,000,000 liability coverage per STR (or higher platform coverage).
• Safety:
  • Post guest‑facing safety information (extinguishers, gas shut‑off, exits, alarms).

Regulations at the city (Wellesley), county (Norfolk), and state (MA) levels

• State (Massachusetts):
  • STRs are lawful lodging arrangements (not hotels/motels/bed & breakfasts) where at least one room or unit is rented via advance reservation. Specific exclusions include tenancies at will, month‑to‑month, leases over 31 days, timeshares, and certain institutional housing. Source: Chapter 337 (2018).
  • State registration and taxation framework applies; platforms can collect and remit. Source: Chapter 337 (2018).
  • State room excise tax of 5.7% applies to qualifying short‑term occupancies; municipalities may adopt a local room excise up to 6% and, if adopted, a separate community impact fee up to 3% for certain professionally managed STRs. Source: Chapter 337 (2018).
  • Insurance minimum of $1,000,000 per STR; posting requirements for safety information. Source: Chapter 337 (2018).
• County (Norfolk County):
  • No county‑level STR regulations are presented in the provided materials. All applicable rules are state and municipal.
• City/Town (Wellesley):
  • No separate STR licensing/registration regime is documented in the provided materials for non‑ADU STRs.
  • ADU zoning constraints are extensive and include:
    • Owner‑occupancy for at least 184 days per year.
    • 30‑day minimum rental period for the non‑owner unit (effectively prohibiting STR stays under 30 days in ADUs).
    • Special Permit requirement for detached ADUs and ADUs in accessory structures.
    • Architectural matching and siting limitations (rear/side yard; exterior doors not facing the street).
    • Building permit and occupancy certification tied to Planning Department compliance; annual ADU certifications and notice of sale requirements.
    • If operated in violation, the Inspector of Buildings can order removal of the separate dwelling features (cooking, sleeping, living, eating).
  • Occupancy caps in single‑family districts are referenced as “not more than three unrelated persons”; verify with ISD for your specific property and zoning. Source: Town Meeting Article 39 (2022).

Contact information for Wellesley authorities

• Inspectional Services Department (Building, Health, Zoning enforcement; permits and occupancy)
  • Phone: 781‑431‑1019, ext. 212
  • Website: wellesleyma.gov/inspectional-services
• Planning Department (zoning compliance, Large House Review, ADU certifications and notices)
  • Phone: 781‑431‑1019, ext. 224
  • Website: wellesleyma.gov/planning
• Building Department (Inspector of Buildings)
  • Phone: 781‑431‑1019, ext. 212 (may route through Inspectional Services)
  • Website: wellesleyma.gov/inspectional-services
• Board of Health (health codes and inspections)
  • Phone: 781‑431‑1019, ext. 225
  • Website: wellesleyma.gov/health
• Assessors’ Office (property records; for deed notices and registration data)
  • Phone: 781‑431‑1019, ext. 240
  • Website: wellesleyma.gov/assessor
• Town Clerk (general inquiries, document indexing)
  • Phone: 781‑431‑1019, ext. 201
  • Website: wellesleyma.gov/town-clerk
• Wellesley Town Hall (general)
  • Address: 525 Washington St., Wellesley, MA 02482
  • Phone: 781‑431‑1019
  • Website: wellesleyma.gov

Links to source pages

• ADU Motion (2024): Zoning Bylaw Section 5.13 Accessory Dwelling Units (final motion)
  • wellesleyma.gov/DocumentCenter/View/44771/ADU-Motion-FINAL
• Town Meeting Article 39 (2022): Accessory Dwelling Units (overview and benchmarking)
  • wellesleyma.gov/DocumentCenter/View/28595/Article-39_Accessory-Dwelling-Units-updated
• Vacation Rental Management in Wellesley (third‑party market overview)
  • www.gosummer.com/vacation-rental-management/wellesley-massachusetts
• STR Regulation Overview (Miyares‑Harrington, 2019): Chapter 337 of the Acts of 2018
  • berkshireplanning.org/wp-content/uploads/program_documents/brpc_initiative/short-term-rentals/default/Miyares-Harrington_Presentation3.7_.2019_.pdf

Important notes for investors

• If your property is or will be an ADU, the 30‑day minimum lease will limit demand from typical Airbnb‑style guests. Consider longer‑term rentals (LTR) or tenant‑at‑will arrangements.
• Verify zoning and occupancy limits with ISD and the Planning Department before acquisition or renovation. In many cases, maximum unrelated occupancy will govern guest counts.
• Wellesley’s local room excise adoption and any community impact fee are not confirmed in the provided sources. Confirm current status with the Assessor’s Office and Town Treasurer/Collector before projecting net yields.