City Watch
Short-term rental rules in Buffalo, NY
How Buffalo regulates short-term rentals: the rules that apply, their sources, and pending changes.
Rules here limit which homes may operate as short-term rentals, how many, where, or for how many nights a year.
- Absentee (non-owner-occupied) whole-home STR is not permitted by-right anywhere; requires a discretionary special use permit (Planning Board recommendation + Common Council approval)
- Non-owner-occupied STR only allowed as UDO Ch. 496 Table 6A LODGING-Bed/Breakfast use
- STR barred entirely in N-4-30 and N-4-50 (single/two-family residential) zones absent a ZBA variance
- Non-owner-occupied STR prohibited in multi-unit residential (apartments, co-ops, condos, 3-family)
- No more than two dwelling units per building may be used as STRs; annual license + inspection; owner-occupied fee $500 first-time, non-owner-occupied $1000
- Special-use-permit moratorium halting issuance in Fillmore/North/South districts
Based on: Buffalo City Code Chapter 380 (Short-Term Rental Housing), added by ordinance introduced by Councilmembers Scanlon and
Summary of the rule
Non-Owner Occupied Short-Term Rentals not allowed without a special use permit. Non-Owner-occupied Short-Term Rentals must first obtain a special use permit coupled with a Short-Term Rental certificate ... unless otherwise ineligible pursuant to Chapter 496 § 11.3.3 of the UDO.
View the ordinance source ↗✓ Verified
Last reviewed Sep 14, 2026 · Sources · Report an error
Pending legislation
Monitoring Buffalo · system last checked Oct 24, 2026
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City Watch tracks changes from public sources — council agendas, state bills, local news — not a complete legal compendium.
A city permit is not the whole picture — HOA, condominium, deed, or lease rules may be stricter.
City Watch provides good-faith summaries of publicly available information as of the review date shown. Rules, enforcement, and permit availability can change, and summaries may contain errors or omissions. Ratings describe the general regulatory environment; they do not establish whether a particular property or stay is permitted. This is general information, not legal advice. Before buying, listing, or hosting, verify applicable requirements with the responsible authorities and review any HOA, condominium, deed, or lease restrictions.