Newport, Rhode Island Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Newport, RI?

Short-term rentals are allowed in Newport, RI but with significant restrictions. Property owners in Newport's residential zones are prohibited from renting properties for less than 30 days unless the home serves as a primary residence. Short-term rentals remain permissible in the City's General Business, Waterfront Business, and Commercial Industrial zones. Properties in the Limited Business Zone require a Special Use Permit from the Zoning Board of Review.

For owner-occupied properties, homeowners may continue to rent up to 2 rooms to no more than four people by right, provided the homeowner resides within the rental unit/home for the duration of the rental period.

Key Point: Any property engaging in short-term rentals (rental duration of 30 days or less) must register as a Transient Guest Facility with both the State of Rhode Island and the City of Newport.

What do Airbnb hosts actually earn in Newport?

Newport hosts earn a median $55,202/year with $472 ADR and 54% occupancy.

Top performers pull in $85,282+ per year.

See the full Newport market breakdown

How to Start a Short-Term Rental Business in Newport

Step 1: Confirm Your Zoning (Critical First Step)

Use the City's GIS portal to determine your property's zone. Hover over your street location to obtain your Zoning ID.

Permitted STR Zones:

General Business (GB) - Permitted by right
Waterfront Business (WB) - Permitted by right
Commercial Industrial (CI) - Permitted by right

Restricted STR Zones:

Residential Zones (R3-R160) - NOT permitted unless primary residence
Limited Business (LB) - Requires Special Use Permit

Primary Residence Exception:

Owner-occupied properties may rent up to 2 rooms to no more than 4 people by right
Owner must reside within the rental unit/home for the duration of the rental period

Step 2: Check Fire Code Requirements

All STR applications must be reviewed by the Fire Marshal's Office:

Properties rented to more than 5 individuals require fire protection systems
Properties hosting 6-16 guests are classified as Lodging and Rooming establishments under the Rhode Island State Fire Code and require fire alarm systems and sprinklers
Contact the Newport Fire Prevention Office at fdguesthouse@cityofnewport.com for specific requirements

Step 3: Parking Compliance

Properties may need to meet off-street parking requirements of one space per bedroom. Contact str@cityofnewport.com for specific requirements.

Step 4: Register with Both State and City

State Registration (Required First):

Register with the State of Rhode Island Department of Business Regulation
Registration required for each unit rented
Valid for one calendar year
State registration number and expiration date required for city application

City Registration:

Apply through the Short-Term Rental Portal
New applications require account number and verification code
Submit floor plan and dimensional parking plan
Applications with parking lease requirements require annual parking lease agreement upload

Required Documents, Permits, Licenses, and Guidelines

Required Documentation:

State of Rhode Island STR registration (per unit)
City of Newport Transient Guest Facility application
Floor plan of rental unit
Dimensional parking plan
Annual parking lease agreement (if applicable)
Property deed or ownership documentation
Business registration (if required)

Required Permits and Licenses:

Rhode Island State Short-Term Rental Registration (from Department of Business Regulation)
City of Newport Transient Guest Facility Certificate
Special Use Permit (required for Limited Business Zone properties)
Fire Marshal Approval (based on occupancy capacity)
Building Permits (if renovations required for compliance)

Annual Fees:

$15 Filing Fee (collected upon initial application receipt)
$500 Annual Fee (Home Occupation property - upon approval)
$1,000 Annual Fee (Non-Home Occupation property - per unit, upon approval)
All fees are non-refundable

Compliance Requirements:

All taxes and utility charges must be current
Room taxes must be paid monthly to maintain valid registration
Annual renewal required (certificates valid June 1 - May 31)
Properties must pass inspections by Zoning, Building, Collections, and Fire departments

Specific Regulations by Zone and Authority

City of Newport Zoning Regulations:

Residential Zones (R3-R160):

Short-term rentals prohibited unless primary residence
Owner-occupied: maximum 2 bedrooms, 4 guests total
No more than one such use permitted per lot

Limited Business Zone (LB):

Short-term rentals prohibited without Special Use Permit
Requires onsite manager
Application through Zoning Board of Review

General Business, Waterfront Business, Commercial Industrial Zones:

Permitted by right as Transient Guest Facilities
No owner/manager residency requirement
Standard fire safety and parking requirements apply

Rhode Island State Regulations:

Fire Safety Requirements:

1-5 guests: Standard residential fire code
6-16 guests: Lodging and Rooming establishment classification
Requires fire alarm system and sprinklers for 6-16 guest properties

Tax Requirements:

Monthly room tax remittance required
State sales tax may apply
Municipal tax obligations

Contact Information for Local Authorities

Primary STR Contact:

Short-Term Rental Supervisor

Email: str@cityofnewport.com
Phone: (401) 845-5451 or (401) 845-5466

Fire Marshal's Office:

Newport Fire Prevention Office

Email: fdguesthouse@cityofnewport.com
Include property address, contact information, year of construction, and number of units

Zoning and Inspections Department:

Phone: (401) 845-5471
Email: dpsullivan@cityofnewport.com (Deputy Zoning Officer)

State Registration:

Rhode Island Department of Business Regulation

Website: dbr.ri.gov/real-estate-and-commercial-licensing/short-term-rentals

Online Portal Support:

GovOS Support

Phone: 888-751-1911

City Hall:

Address: 43 Broadway, Newport, RI 02840

Phone: (401) 845-5300
Hours: Monday-Friday, 8:30 AM - 4:30 PM

Enforcement and Compliance

Enforcement Actions:

Failure to register can result in substantial civic fines
Violations may lead to court proceedings
Properties operating without proper permits face immediate compliance requirements

Ongoing Compliance:

Monthly room tax payments required
Annual certificate renewal mandatory
Property must pass all departmental reviews
Maintain current contact information in portal
Keep all permits and certificates posted as required

Complaint Reporting:

Residents can report violations through "Report it! Newport"
Online complaint system available
Violations investigated by appropriate city departments

Source Links

Main City STR Regulations Page: www.cityofnewport.com/City-Hall/Departments/Zoning-Inspections/Zoning-(1/Short-Term-Rental-Regulations
City STR Registration Portal: newportri.munirevs.com/
Rhode Island State STR Registration: dbr.ri.gov/real-estate-and-commercial-licensing/short-term-rentals
Newport GIS Zoning Portal: newportri.mapgeo.io/datasets/property
City Ordinances (Municode): library.municode.com/ri/newport/codes/code_of_ordinances
Report Complaints: www.cityofnewport.com/Report-It-Newport
STR Policy Changes Article: www.newportrhodeislandrealestate.com/the-newest-in-extraordinary-real-estate/changes-to-short-term-rentals-in-newport

Important Notes for Investors:

Complete state registration before applying to the city
Plan for 4-6 weeks processing time for new applications
Consider fire safety upgrade costs for properties over 5 guests
Factor annual renewal requirements into business planning
Properties in residential zones may require conversion to commercial zones for viable STR operations
Consult with local real estate professionals familiar with Newport's zoning map before purchasing investment properties

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Ask the AI Advisor about Newport

Newport is a small coastal city situated on Aquidneck Island in Narragansett Bay, in Newport County, Rhode Island. With a year-round population of roughly 25,000, it has a distinctive character shaped by its deep maritime history, its concentration of Gilded Age "summer cottages," and its enduring reputation as a sailing capital of the East Coast. The city is best known for its cliff-side mansions, its 18th- and 19th-century architecture, and a lively summer festival scene that has long drawn visitors from Boston, New York, and beyond. It lies approximately 30 miles south of Providence and roughly 75 miles south of Boston, making it a popular weekend destination for residents of both metropolitan areas.

The mansions of The Breakers and the surrounding Bellevue Avenue Historic District are the city's most famous draw. Built in the 1890s for Cornelius Vanderbilt II, The Breakers is the largest and most visited of Newport's Gilded Age estates, with its 70-room Italian Renaissance–style palazzo open seasonally for tours. Other Vanderbilt family properties, along with The Elms and Marble House, sit within a short drive of the city center and together form the heart of the Preservation Society's portfolio.

A few blocks inland from the ocean, the Cliff Walk combines two of Newport's most appealing features in a single 3.5-mile path. The trail runs along the eastern shore of the island, weaving between the back lawns of the great mansions and the rocky shoreline of the Atlantic. It is one of the most popular outdoor activities in the city, with public access points near the Easton's Beach end of Memorial Boulevard and at the southern end of Narragansett Avenue.

Just across the harbor on the northern end of the island, Fort Adams State Park offers a different side of Newport. The 19th-century coastal fort sits within a large park that includes beaches, picnic areas, and a perimeter walking path with views of Narragansett Bay. The park is also home to the Newport Folk Festival and the Newport Jazz Festival each summer, two events that draw tens of thousands of visitors to the city over consecutive weekends.

For travelers interested in the area's earlier colonial history, the Touro Synagogue stands on Spring Street near the historic Point neighborhood. Built in 1763, it is the oldest surviving synagogue building in the United States and a National Historic Site, with tours offered during the warmer months. A short walk from the harbor and the colonial-era buildings along Thames and Spring Streets, it anchors one of the most architecturally intact historic districts on the Atlantic coast.

Newport's appeal as a short-term rental market is rooted in this combination of consistent year-round cultural tourism and a pronounced seasonal spike during the summer festival and sailing calendar. Its compact, walkable layout, density of historic attractions, and proximity to both Providence and Boston give property owners a steady base of leisure visitors, while events like the Newport Folk Festival, the Newport Jazz Festival, and the Volvo Ocean Race stopovers help fill the high-season calendar with travelers who often book well in advance.