Short-term rental (Airbnb) rules in Burlington, Massachusetts
No. Burlington's Zoning Bylaw lists "Short-Term Rental" (stays of fewer than 28 consecutive days for a fee) as not allowed in any zoning district, including the RO single-family district, and specifically bars using an ADU as a short-term rental. Rentals of 28 days or longer are not covered by this ban.
| What counts as a short-term rental | Renting a residential unit for fewer than 28 consecutive days for a fee [1] |
| Allowed as a principal use | No, in every base zoning district [2] |
| Allowed as an accessory use (renting part of your home) | No, in every base zoning district [3] |
| ADUs | A Protected ADU may not be used as a short-term rental [4] |
| Bed & breakfast alternative | Not allowed in RO; special permit in MIX district only [6] |
| Local registration or fee | None in the bylaw (use is prohibited) [2] |
These rules come from the zoning bylaw as consolidated through January 2025; later amendments, if any, are not reflected.
The ban
Burlington defines a short-term rental as using a residential unit for occupancy "for a period of fewer than twenty-eight consecutive calendar days for a fee," whether or not it is booked through a platform such as Airbnb or VRBO (a "Booking Agent"). It covers houses, apartments, cottages and condos where at least one room or unit is rented [1].
The use table lists Short-Term Rental as NO in every base zoning district, both as a principal residential use [2] and as a use accessory to a home, which covers renting out a room or part of your house [3]. The 2020 Town Meeting added the definition and the use and prohibited it "across all districts" (Article 18, approved by the Attorney General January 13, 2021) [5]. The only YES entries are in the Aquifer and Water Resource overlay columns, which follow the underlying district's rules, so they don't open up any area.
ADUs
The ADU section says that no Protected ADU may be used as a short-term rental [4]. State law lets towns restrict short-term rental of ADUs, so this provision is consistent with the state ADU law. A September 2026 ADU housekeeping article (outcome not confirmed) keeps this ban.
Longer rentals and B&Bs
Because the ban covers stays under 28 days, renting your home or ADU for 28 days or more falls outside the definition. A bed and breakfast is defined separately as an owner-occupied home with an innkeeper's license from the Select Board, and is allowed only by special permit in the MIX district, not in RO [6].
Registration and fees
Because the use is prohibited, the bylaw sets no local registration, fee, cap or occupancy standard. State registration and tax rules apply to any short-term rental activity that is lawful.
Next steps
- Don't list a Burlington home, room or ADU for stays under 28 nights; zoning prohibits it in every district.
- If you want to rent, use leases of 28 days or more (a standard monthly or yearly tenancy).
- For questions or to report a listing, contact the Building Department (Inspector of Buildings, zoning enforcement, 781-270-1615).
Common questions
- Are short-term rentals allowed in Burlington, Massachusetts?
- No. Burlington's zoning bylaw (as consolidated through January 2025) lists short-term rental as not allowed in any zoning district, including the RO single-family district, as a principal use or as renting out part of your home.
- What counts as a short-term rental in Burlington, Massachusetts?
- Renting a residential unit for fewer than 28 consecutive days for a fee, whether or not it's booked through a platform like Airbnb or VRBO. Rentals of 28 days or longer aren't covered by the ban.
- Can I Airbnb my ADU in Burlington, Massachusetts?
- No. The zoning bylaw specifically bars using a Protected ADU as a short-term rental. A September 2026 ADU article, whose outcome isn't confirmed, keeps this ban.
- Does Burlington, Massachusetts have a short-term rental registration or fee?
- No. Because short-term rentals are prohibited, the bylaw sets no local registration, fee, cap or occupancy standard. State registration and tax rules apply to any lawful short-term rental activity.
- Is a bed and breakfast allowed in Burlington, Massachusetts?
- Not in the RO district. A bed and breakfast is an owner-occupied home with an innkeeper's license from the Select Board, and it's allowed only by special permit in the MIX district.
Massachusetts' short-term rental law
Since July 1, 2019, M.G.L. c. 64G has taxed and regulated short-term rentals: stays of 31 days or less in a home, apartment, condo or room booked in advance.
State requirements:
- Register with the Department of Revenue (DOR) on MassTaxConnect and get a Certificate of Registration for each property. Post it in the unit.
- 14-day exemption: if you rent a property 14 days or fewer in a calendar year, no tax is due. You still have to register and file DOR's declaration by January 15 each year. Go over 14 days and you owe tax on every day, including the first 14.
- State room occupancy excise: 5.7% of rent (including cleaning and booking fees).
- Local taxes on top, if your town has adopted them: a local excise of up to 6% (6.5% in Boston), and a community impact fee of up to 3%. The fee applies to "professionally managed" units (an operator with 2 or more units in a town, other than units in the owner's own 1 to 3 family home) and, by separate vote, to units in an owner-occupied 2 or 3 family house. Barnstable County towns add 2.75% for a regional water fund.
- Insurance: at least $1 million liability coverage per unit, unless the booking platform provides equal coverage (c. 175, §4F).
Towns may go further (c. 64G, §14). They can require local licenses and inspections, cap the number of days or units, limit where rentals are allowed, or ban them entirely.
What the bylaw says
- Art. II §2.19, Short-Term Rental, Burlington Zoning Bylaws (as amended through January 2025, pending AG approval at posting), p. 31
The use of a Residential Unit for residential occupancy by a person or persons for a period of fewer than twenty- eight consecutive calendar days for a fee. A Short -Term Rental may or may not be facilitated through a Booking Agent. A Short- Term rental is a property that is not a hotel, motel, lodging house or bed and breakfast establishment, where at least one room or unit is rented.
- §4.2.1.12 Use Regulation Schedule, Burlington Zoning Bylaws (as amended through January 2025, pending AG approval at posting), p. 40
4.2.1.12 Short-Term Rental NO NO NO NO NO NO NO NO NO NO NO NO YES YES NO NO NO
- §4.3.1.2 Accessory Use Regulation Schedule, Burlington Zoning Bylaws (as amended through January 2025, pending AG approval at posting), p. 48
4.3.1.2 Short-Term Rental NO NO NO NO NO NO NO NO NO NO NO NO YES YES NO NO NO
- §11.2.2.1(c), Burlington Zoning Bylaws (as amended through January 2025, pending AG approval at posting), p. 136
c. No Protected ADU unit may be utilized as Short-Term Rental. (See Section 4.3.1.2)
- Appendix B, zoning amendment history, Burlington Zoning Bylaws (as amended through January 2025, pending AG approval at posting), p. 225
Amended – Article II and IV to add a new definition for “Short Term Rentals” as well as add the use and prohibit across all districts. Public Hearing on April 2, 2020, Adjourned Town Meeting October 5, 2020. Article 18. Approved Att. Gen. January 13, 2021.
- §4.2.1.25 Use Regulation Schedule, Burlington Zoning Bylaws (as amended through January 2025, pending AG approval at posting), p. 41
4.2.1.25 Inn, Bed & Breakfast NO NO NO NO NO NO SP NO NO NO NO NO YES YES SP1 SP1 NO