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

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

Yes, short-term rentals are currently allowed in Portsmouth, RI under the town's Short-Term Rental of Residential Dwellings Ordinance (Ordinance No. 2018-04-09), adopted April 9, 2018. However, investors should note that the town is actively reviewing potential zoning restrictions, particularly in R-10 residential districts (common in Island Park and Common Fence Point areas).

As of December 31, 2023, Portsmouth had 137 registered STR properties, with 55 located in R-10 zoning districts that could face future restrictions. The town maintains a "business-friendly" enforcement approach, with only 48 total complaints received since implementing the Host Compliance monitoring system in 2019.

What do Airbnb hosts actually earn in Portsmouth?

Portsmouth hosts earn a median $39,892/year with $369 ADR and 54% occupancy.

Top performers pull in $70,517+ per year.

See the full Portsmouth market breakdown

Starting a Short-Term Rental Business in Portsmouth, RI

Step-by-Step Process

Step 1: Pre-Registration Requirements

Confirm your property zoning allows STR use (critical given pending R-10 restrictions)
Ensure your property can meet all safety and parking requirements
Verify septic system capacity matches intended bedroom count

Step 2: Registration with Town Clerk

Complete registration BEFORE any tenant occupies the premises
Submit registration through the online portal: STR Registration (Viewpoint)
Registration fee: $130 (includes inspection fee)
Forms valid January 1 - December 31 regardless of registration date

Step 3: Safety Inspections

Building Official inspection: Call (401) 683-3611 to schedule
Fire Marshal inspection: Call (401) 683-1200 to schedule
Must complete both inspections successfully before renting
Inspections verify compliance with occupancy, safety, and code requirements

Step 4: Permit Issuance

Building Official issues STR permit stating maximum occupancy
Maximum occupancy: 2 persons per bedroom (all ages)
Bedroom count limited by septic system capacity
Permit must be displayed in rental unit

Step 5: Ongoing Compliance

Post required ordinances and documents in unit
Maintain parking and occupancy limits
Collect and remit applicable taxes
Respond to any complaints through Host Compliance system

Required Documents, Permits, Licenses, and Guidelines

Essential Documents

STR Registration Form (submitted to Town Clerk)
STR Permit (issued after successful inspections)
Rental Agreement (must include specific required provisions)
Insurance Documentation (recommended minimum $1M liability)

Posting Requirements

In the Rental Unit (Conspicuous Location):

Short-Term Rental of Residential Dwellings Ordinance (Chapter 314)
Alcoholic Beverages Ordinance (Chapter 89)
Animals/Dogs Ordinance (Chapter 101)
Noise Ordinance (Chapter 257)
Burning/Outdoor Fires Ordinance (Chapter 124)
Parking Ordinance (Chapter 250)
Trash Maintenance & Disposal Ordinances (Chapters 288 & 326)

On Primary Access Door:

Current STR agreement with all renter names
Owner's registration form
Owner's permit

Key Compliance Guidelines

Parking Requirements:

One off-street parking space per bedroom, OR
Legal on-street parking (one space per 20' of frontage)
If requirements cannot be met, reduce occupancy accordingly

Occupancy Limits:

Maximum 2 persons per bedroom (all ages count)
Bedroom count limited by septic system capacity
Absolute compliance with posted occupancy limits

Rental Agreement Requirements: Must include:

Copy of owner's registration form
Copy of owner's permit
Statement that renters may be held legally responsible for violations

Specific Regulations for Portsmouth STRs

Municipal Regulations

Zoning Restrictions:

STRs permitted in R-20, R-40, and R-60 zones
STRs prohibited in commercial, industrial, waterfront, and Town Center districts
PENDING: Proposed ban on new STRs in R-10 zones (under review)

Fire and Safety Requirements:

Properties must meet applicable fire codes
Some STRs may require sprinklers/alarms under "lodging house" definitions
State fire codes currently being clarified for STR applications

Operational Requirements:

Registration required before any occupancy
Regular inspections and compliance monitoring
Compliance with all posted ordinances

County/Regional Considerations

Washington County Context:

Portsmouth operates under Washington County jurisdiction
County-level STR regulations mirror state requirements
Local enforcement through municipal authorities

Rhode Island State Regulations

State Law (RIGL § 42-63.1-14):

Hosting platforms cannot be prohibited from offering STR units
Platforms must collect and remit sales/hotel taxes
Municipalities retain zoning regulation authority

Tax Requirements:

1% local tax collected at rental and remitted via Form RI-8478
State sales and hotel tax compliance required
Revenue received through RIPAY system

Key State Provisions:

Municipalities cannot prohibit hosting platform operations
State registration requirements for hosting platforms
State supremacy in registration/regulation not exclusive

Contact Information for Local STR Authorities

Primary STR Administration

Jennifer M. West, CMC
Town Clerk
📧 Email: clerkoffice@portsmouthri.gov
📞 Phone: (401) 683-2101
📠 Fax: (401) 683-0573

Portsmouth Town Hall
2200 E. Main Road
Portsmouth, RI 02871

Office Hours:

Monday - Wednesday: 8:30 AM - 4:30 PM
Thursday: 8:30 AM - 6:30 PM
Friday: 8:30 AM - 2:30 PM

Inspection Authorities

Building Official
📞 (401) 683-3611

Fire Marshal
📞 (401) 683-1200

Complaint Reporting (Host Compliance)

24/7 Hotline: 📞 (401) 336-5552
Online Portal: Complaint Portal

Appeals and Enforcement

Zoning Enforcement Official
📞 Contact through Town Clerk's office

Portsmouth Municipal Court
Court Information

Zoning Board of Review
Board Information

Source References

Primary Municipal Sources

Fire Code and Safety

Updated STR Fire Code Information (10/16/24)

Current Developments

News Coverage

State Resources

Investment Considerations and Market Data

Current Market Statistics (2023):

137 registered STR properties in Portsmouth
Average nightly rates: $163-$530
42% locally owned, 20% RI-owned, 37% out-of-state owned
55 units in potential R-10 restriction zones

Compliance and Enforcement:

70% registration compliance rate
Only 48 complaints since 2019
No fines issued to date (educational approach)
66% compliance after written notifications

Potential Impact of R-10 Restrictions:

Could eliminate 40% of current STR inventory if enacted
Would eliminate STRs entirely on Prudence Island (all R-10 zoning)
Would particularly impact Island Park and Common Fence Point areas

Recommendation: Given the ongoing zoning review, potential investors should carefully consider property location and monitor proposed R-10 restrictions before making acquisition decisions.

Next step

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Ask the AI Advisor about Portsmouth

Portsmouth is a coastal town in Newport County, Rhode Island, situated on the northern end of Aquidneck Island in Narragansett Bay. With an approximate population of around 17,000, it carries a relaxed, semi-rural character that blends working farmland, quiet residential neighborhoods, and a generous shoreline. The town is best known for serving as the quieter, more residential counterpart to the busier tourist scene in neighboring Newport, and it acts as a useful gateway to the rest of Aquidneck Island. Providence, the nearest major city, lies roughly 20 miles to the northwest, making Portsmouth an easy drive for visitors arriving from the state's capital or from Boston, which is about 70 miles to the north.

One of Portsmouth's signature draws is the Green Animals Topiary Garden, one of the oldest topiary gardens in the United States, located within Portsmouth's boundaries just minutes from the town center. The garden features elaborate sculpted shrubs, formal flower beds, and a historic Victorian house overlooking Narragansett Bay, and it draws visitors year-round. It is a short drive from virtually anywhere in town and pairs naturally with a leisurely afternoon along the nearby coastline.

Portsmouth is also home to several appealing public beaches, including Second Beach (Sachuest Beach) and Third Beach, both of which sit along the Sakonnet River and the eastern shore of the island. These beaches are typically less crowded than those in Newport and offer a more low-key coastal experience, with calm water, soft sand, and easy access for families. They are a primary reason many short-term rental guests choose to stay in town.

Just a few miles to the south, the city of Newport offers a dense concentration of attractions, including its historic harbor, oceanfront Cliff Walk, and Gilded Age mansions preserved as museums. Portsmouth's location makes it practical to base in a quieter setting while still being within a ten-to-fifteen-minute drive of Newport's dining, shopping, and sightseeing. The Mount Hope Bridge, which links Portsmouth to Bristol, also places that town's waterfront and Blithewold Mansion within easy reach to the north.

For short-term rental owners and guests alike, Portsmouth offers a compelling mix of small-town coastal character, scenic shoreline, and convenient access to two of Rhode Island's most-visited destinations. Its proximity to Newport, its beaches, and its gardens, combined with easy drives to Providence and the Boston area, give it broad seasonal appeal that supports steady interest throughout the year.